The owner is deceased. We already flagged it.
240,000+ properties on the delinquent tax rolls carry a verified deceased-owner signal — death-index matches, estate deeds, executor transfers — before a probate case ever hits the docket. Browse them by county, run heir research in one click, and work the estates other investors can't see yet.
Get a free 100-record county sample
Real parcels from the county's delinquent roll — sample the data quality free, then see every deceased-owner flag the moment your 7-day trial starts.
Real records from the county's delinquent tax roll. Updated weekly.
The probate grind, honestly.
Every probate investor we talk to is fighting the same three battles: stale lists, dead-end mail, and figuring out who can actually sign.
Docket lists are a crowded trade.
By the time a probate filing hits a paid lead list, a dozen investors bought the same rows. Everyone mails the same personal representative the same week.
The mail comes back 'deceased'.
You bought a delinquent list, sent 500 letters, and a chunk bounced because the owner died years ago. Nobody flagged it before you paid postage.
Death verification is manual.
Cross-referencing owners against obituaries and death records, one name at a time, is an afternoon per county — and you still miss the common-name matches.
Who can actually sign?
No will, four states, six potential heirs. Reconstructing an intestate family tree by hand means courthouse visits, ancestry sites, and guesswork.
Skip-tracing heirs one by one.
Once you know the heirs, you still need current addresses and phones — another tool, another subscription, another per-record fee.
Pre-probate deals are invisible.
The best estates never open probate at all: the owner died, the taxes went delinquent, and the house just sits. No docket means no list — unless you work from the tax roll side.
What LienSuite does for probate investors.
One platform: deceased-owner detection, heir research, and skip tracing on top of the delinquent tax catalog.
Death-index verification, done for you.
Every owner on the roll is checked against the Social Security death index and county record patterns. Deceased-owner flags come with a confidence tier, not a hunch.
Pre-probate signals from the tax roll.
Estate deeds, executor transfers, heirship language, and delinquency — signals that surface deceased-owner properties before (or instead of) a probate filing.
One-click heir research.
Intestate-succession rules by state, death-index checks on family members, and a reviewable family tree — the likely signers, with the reasoning shown.
Skip tracing built into the workflow.
Once heir research names the candidates, skip trace them from the same screen — mailing addresses and phones, billed per lookup, no separate tool.
Deal scoring on every parcel.
Each property is graded A through F by equity, tax burden, and ownership complexity — so you work the estates that pencil, not just the ones that are sad.
County-scoped browse and export.
Filter any covered county to deceased-owner, heir-signal, or multi-property estates, save the ones worth working, and export your shortlist to CSV.
Counties with verified deceased-owner inventory.
Signal counts are measured from the live catalog, not estimated. Click any county for its free 100-record sample.
Texas
22 countiesCounts refresh as county rolls are re-pulled. Not seeing your county? Pick it in the sample form above — deceased-owner coverage expands with every roll we ingest.
Probate lead questions, answered.
What is a deceased-owner signal?
We cross-reference every owner on the delinquent tax rolls against the Social Security death index, then layer on county record patterns and estate-deed language (deeds granted to "Estate of...", executor transfers, heirship filings). A property gets a deceased-owner signal when those sources agree the owner of record is likely deceased. Each signal carries a confidence tier so you know how strong the match is before you spend time on it.
How is this different from buying a probate list?
Traditional probate lists are pulled from court dockets after a case is filed — which means every other investor bought the same list. Our signals come from the tax roll side: owners who died with delinquent taxes, often before anyone opened probate. Many of these properties never appear on a docket-based list at all, and the delinquency gives you a concrete, respectful reason for the conversation.
What's in the free 100-record sample?
Your free sample is a CSV of 100 real tax-delinquent parcels from the county you pick — owner name, mailing address, parcel address, delinquent amount, and our internal deal score. The deceased-owner and heir-signal flags are premium columns: they unlock the moment your 7-day free trial starts, so you can sample the underlying data quality for free and see the probate signals the minute you activate the trial. No credit card for the sample.
How does heir research work?
From any saved case, one click runs heir research: we apply the intestate-succession rules for the property state, verify family members against the death index, and build the likely heir list with a family tree you can review. It is research, not magic — you get named candidates with the reasoning behind each, and you verify before acting. Skip tracing the verified heirs is built into the same workflow.
Can I contact the heirs directly through LienSuite?
LienSuite is a research platform: it identifies likely heirs, builds the family tree, and helps you verify who can actually sign. Outreach is up to you, and you are responsible for conducting it in compliance with applicable federal and state law. We deliberately do not robocall, blast, or auto-contact anyone on your behalf.
Which counties have the most deceased-owner inventory?
Texas and Florida lead by a wide margin. Miami-Dade County, FL (45,000+ signals), Polk County, FL (24,000+ signals), Harris County, TX (12,000+ signals) top the list — the county directory below shows every county with verified deceased-owner inventory, each linking to its free sample.
Stop mailing the deceased.
Sample 100 real parcels from any county below, free. Start the 7-day trial when you're ready to see the deceased-owner flags and run heir research on the estates worth working.
Get my free 100 records