Los Angeles County · updated daily
Nine out of ten probate leads can’t legally sell you anything.
Every other probate list sells you fresh court filings. On a fresh filing the executor has no authority to convey the property — not for another two to three months. We read the docket and tell you which estates can transact today.
The thesis
The docket says who can sell. Nobody reads it.
California probate runs on a fixed sequence. Until the court issues
Letters, the personal representative cannot sign a deed — so a call to
a freshly-filed estate is a call to someone who legally cannot do a deal with you.
Of the 503 cases we’ve read in full, 447 are still sitting at filed.
That is the market you’re being sold.
Cannot convey — no authority yet Can convey — Letters have issued
The signal nobody surfaces
A dated, statutory buying window.
When an executor files a Notice of Proposed Action, California Probate Code §10586 requires 15 days’ notice before the sale can proceed. It is a public filing that says, in effect: this house is being sold, and here is your window. It costs nothing to see. How much of the window you get is purely a question of how fast your list moves.
| How you hear about it | Days left in the window |
|---|---|
| Same-day alert — what we send | ~14 of 15 |
| Weekly list only | 8 on average |
| Monthly refresh — the category norm | Usually expired |
The product
What one lead actually contains.
Court record, case posture, the property, and the person who will sign the deed — assembled into one row you can sort and hand to whoever does your dialing.
Who died, who’s in charge
- Case number25STPB0····
- Decedentname, filing date
- Executor / petitionersigns the deed
- Will or intestateno will sells faster
- Attorney on filenone = no listing agent
- Next hearingdate · dept · court
The part no one else sells
- Stagefiled → closing
- Can sell?yes / no
- Letters issued dateauthority begins
- Notice of Proposed Action15-day clock
Derived from the docket itself, not from a filing date and a guess.
Underwriting, included
- Address, city, ZIP, APNAssessor match
- Beds / baths / sqft / lot
- Year built · last saledate & price
- Assessed value
- Years since reassessmenttenure proxy
- Estimated equitywith confidence
Who to call, and in what order
- Executor phone(s)mobile vs landline
- DNC flagsurfaced, never stripped
- Score 0–100stage · equity · tenure
- Reasons, in Englishwhy it ranked
Case
- Intestateno will
- Attorneynone on file
- Letters issued2026-03-19
- Next hearingDept. 11
Property
- Alhambra 91801SFR
- 2 bd / 1 ba777 sqft
- Built 1947lot 7,141
- Assessed$397,038
- Held41 years
Contact
- Executordaughter, PR
- Mobilefound
- DNCclear
- Mailing addrout of state
Illustrative record. The fields are the real schema; the estate shown is composed so that no family is identified on a marketing page.
Cadence
Monday morning, plus alerts when the clock starts.
The list
Monday 9am. Top five in the email body, the full list attached as CSV. It leads with what changed — who got authority this week, who filed notice they’re selling — then everything else, ranked.
The alerts
The moment a Notice of Proposed Action hits the docket, you hear about it. That’s the difference between fourteen days of runway and none.
Your farm area
Only a few subscribers per region, so you aren’t dialing the same estate as three other people. Bulk resellers move the same records indefinitely at pennies each; that floods the market you’re working.
Before you ask
What this isn’t.
You’ve been sold lead lists before. Here is everything that would otherwise annoy you in week three, stated up front.
- Not a CRM, dialer, or mail house. It’s a list you sort and hand to whoever dials. You’re probably already paying for the rest.
- Not a valuation you’d underwrite from. Equity is an estimate carrying a confidence label, and no public source exposes liens or mortgage balances. Treat it as a ranking aid, not a number you offer against.
- Not every estate. The court withholds confidential hearings, and property held in trust avoids probate entirely — those never appear anywhere, on any list.
- Not exclusive per lead. Capped per region, not sold once. Anyone promising true exclusivity on a public record is telling you a story.
- Not a compliance shield. DNC status is surfaced on every record and never stripped out. You dial, you carry the TCPA burden.
- Not finished. Court sites change and scrapers break. When something is stale or wrong, you’ll hear it from me before you find it yourself.
What it costs
Free right now, because it hasn’t earned money yet.
Today
while I prove it out
You get the weekly list and the alerts. In exchange I want the truth about whether it’s useful — especially if it isn’t.
Later
once you’ve seen enough weeks to judge
Property and equity data included, executor contact included, no per-lead upcharges. I won’t ask until the list has actually done something for you.
Get on it
Tell me where you buy. I’ll send Monday’s list.
If it’s garbage, tell me that — genuinely more useful to me right now than a subscription.
Your details are used to send you the list and to follow up once about whether it was useful. Not sold, not shared. See the privacy note.