Skip Tracing Software: Top 7 Platforms for Real Estate (2026)

You have a list of 500 property addresses. You need phone numbers and emails for the owners so you can actually reach them. Doing that manually would take weeks. Skip tracing software does it in minutes.

The right skip tracing software can be the difference between a profitable marketing campaign and one that never gets off the ground. Without accurate contact data, your direct mail, cold calls, and text campaigns are all going to underperform.

But here's the challenge: there are dozens of platforms that offer skip tracing, and they vary wildly in accuracy, pricing, and what else they bundle in. Some are dedicated skip tracing tools. Others are property data platforms, CRMs, or driving-for-dollars apps that happen to include skip tracing.

I've tested all seven of the platforms in this guide with real investor lists. Let me break down what actually works, what each platform does best, and how to pick the right skip tracing software for your business.

What to Look for in Skip Tracing Software

Before diving into individual platforms, here's what actually matters when evaluating skip tracing software:

Hit rate — The percentage of records that return usable phone numbers. Industry standard is 65-85%. Higher is better, but anything above 70% is solid.

Data freshness — Phone numbers go stale. People change carriers, get new numbers, drop landlines. The best skip tracing software updates its databases frequently.

Multi-source matching — Platforms that pull from more data sources (credit headers, utility records, phone carriers, public records) tend to have higher accuracy than single-source tools.

Litigator and DNC scrubbing — Critical for compliance. You don't want to call someone who's on the Do Not Call list or who sues telemarketers for a living.

Export options — You'll need to get your skip traced data into other tools like direct mail platforms, CRMs, and dialers. Clean CSV exports are essential.

Pricing model — Some charge per record, some include skip tracing in a monthly subscription. The right model depends on your volume.

For a deeper dive into how skip tracing works, check out our complete skip tracing guide.

Master Comparison: All 7 Skip Tracing Software Platforms

Now let's go deeper on each platform.

1. PropStream — Best All-in-One Skip Tracing Software

Pricing: $99/month (includes 50 skip traces, then $0.12/record) Phone hit rate: 70-80% Best for: Investors who need property data and skip tracing in one platform

PropStream is the most widely used property data platform in the real estate investing space, and for good reason. It combines property data, list building, skip tracing, comps, and a deal analyzer in a single subscription.

Feature Deep Dive

List builder: PropStream's list building is where the platform really shines. You can filter 165+ million property records by dozens of criteria — absentee owners, tax delinquent status, pre-foreclosure, equity percentage, property type, owner demographics, and more. Stack multiple filters to build hyper-targeted lists. This is where most investors start before they ever skip trace a single record.

Skip tracing: You get 50 free skip traces per month with your subscription. Beyond that, it's roughly $0.12 per record. The skip tracing pulls from multiple data sources and returns phone numbers (typically 2-3 per owner), email addresses, and updated mailing addresses.

Comps and deal analyzer: After you find and skip trace potential sellers, PropStream lets you run comparables and analyze deals without leaving the platform. The ARV calculator and deal analyzer help you underwrite quickly.

Marketing features: PropStream added a built-in postcard feature, but honestly, it's limited. Single postcards only, no letters, no drip sequences, and pricing is higher than dedicated direct mail platforms. Most investors export their PropStream lists and mail through a dedicated service.

Skip Trace Quality

PropStream's hit rates typically fall in the 70-80% range for phone numbers. That's solid for a platform where skip tracing is an add-on to property data rather than the core product. Email accuracy tends to be in the 55-65% range.

One thing I've noticed: PropStream's data tends to be stronger in metro areas than rural markets. If you're working rural properties, you may want to supplement with a dedicated skip tracing service.

Who PropStream Is Best For

PropStream is ideal if you want one subscription that covers property data, list building, and skip tracing. It's the most efficient workflow for investors who need all three. The $99/month is a great value when you consider you'd pay more than that for separate data and skip tracing tools.

If you're already using PropStream for data, adding skip tracing is a no-brainer. Start a PropStream trial here.

For a detailed comparison of PropStream with other platforms, see our REmail vs PropStream and PropStream vs PropertyRadar breakdowns.

2. Batch Skip Tracing — Best Accuracy Skip Tracing Software

Pricing: $0.10-0.15 per record (volume discounts available) Phone hit rate: 75-85% Best for: Investors who need the highest hit rates on large lists

Batch Skip Tracing does one thing and does it better than almost anyone else: skip tracing. This is a dedicated skip tracing platform — no property data, no CRM, no list building. Just highly accurate contact information appended to your records.

Feature Deep Dive

Batch upload: Upload CSV files with property addresses and owner names. The platform processes them against multiple databases and returns results with phone numbers, emails, and additional data appended to your original file. Processing time is typically 1-4 hours depending on list size.

Property-appended data: While Batch Skip Tracing isn't a property data platform, they do append some useful property information to your results — estimated equity, property type, and owner demographics. This can help with segmentation after your skip trace.

Litigator scrub: This is a standout feature. Batch Skip Tracing identifies known litigators — people who make a business of suing companies for TCPA violations. Getting these flagged before you start dialing is a significant risk reduction.

DNC scrubbing: The platform can scrub your results against the National Do Not Call Registry, saving you from potential fines.

Multi-line results: Each record typically returns 2-5 phone numbers ranked by confidence level, plus email addresses. Having multiple numbers per contact significantly increases your chances of making a connection.

Skip Trace Quality

Batch Skip Tracing consistently delivers the highest hit rates I've seen — 75-85% for phone numbers across most markets. They pull from more data sources than most competitors, which is what drives the higher accuracy.

The quality of the phone numbers matters as much as the quantity. Batch Skip Tracing's confidence scoring helps you prioritize which numbers to call first, so you're not wasting time on low-probability numbers.

Who Batch Skip Tracing Is Best For

If your primary need is accurate phone numbers and emails at scale, and you already have a separate solution for property data and list building, Batch Skip Tracing is the clear winner. The per-record pricing means you only pay for what you use, and the accuracy is best in class.

Investors who skip trace 500+ records per month will see the most value here. The per-record cost is competitive, and the accuracy means fewer wasted dials.

3. BatchLeads — Best for List Building Workflows

Pricing: Subscription + $0.12-0.18 per skip trace record Phone hit rate: 70-80% Best for: Investors who want list building and skip tracing in a unified workflow

BatchLeads positions itself as a property intelligence platform that combines list building with skip tracing, driving for dollars, and list stacking capabilities.

Feature Deep Dive

Property search and list building: BatchLeads offers nationwide property data with filters similar to PropStream — owner type, equity, distress indicators, property characteristics. The interface is modern and the filtering is intuitive.

Skip tracing: Built directly into the platform, so you can go from list building to skip tracing without exporting and re-importing data. Select records from your lists and skip trace them in one click.

Driving for dollars: BatchLeads has a mobile app that lets you pin properties while driving neighborhoods. Those properties automatically land in your BatchLeads account, ready for skip tracing and outreach.

List stacking: This is a powerful feature. Upload or build multiple lists, and BatchLeads shows you which properties appear on multiple lists. A property that's on your absentee owner list AND your tax delinquent list AND your high equity list? That's a stacked lead worth prioritizing.

Skip Trace Quality

BatchLeads' skip trace accuracy falls in the 70-80% range for phone numbers. Solid, but not quite at the level of dedicated skip tracing services like Batch Skip Tracing. The tradeoff is convenience — everything happens inside one platform.

Who BatchLeads Is Best For

BatchLeads makes the most sense for investors who want a streamlined workflow: find properties, build lists, stack for motivation, skip trace, and reach out — all without switching between platforms. If workflow efficiency matters more than squeezing the absolute highest hit rate, BatchLeads is a strong choice.

4. DealMachine — Best Mobile Skip Tracing Software

Pricing: $99/month (skip tracing credits included) Phone hit rate: 65-75% Best for: Investors who primarily drive for dollars

DealMachine started as a driving-for-dollars app and has expanded into a broader real estate investing platform. Skip tracing is included in the subscription, making it convenient for investors who are already using DealMachine for property discovery.

Feature Deep Dive

Mobile app and driving routes: DealMachine's core strength is the mobile experience. Drive through neighborhoods, tap properties that look like potential deals (vacant, distressed, overgrown), and the app automatically captures the address, pulls property data, and adds it to your list. It also logs your driving routes so you know which streets you've covered.

Skip tracing: Once properties are in your DealMachine account, skip tracing is one click. The platform returns phone numbers and emails that you can use directly within the app's dialer or export for direct mail campaigns.

Built-in CRM: DealMachine includes a basic CRM for tracking leads through your pipeline. It's not as robust as dedicated CRMs like REsimpli, but it covers the basics — lead status, notes, follow-up reminders.

Direct mail: DealMachine has a built-in postcard feature. Similar to PropStream, it works but is limited compared to dedicated mail platforms. For a detailed comparison, see REmail vs DealMachine.

Skip Trace Quality

DealMachine's skip trace accuracy runs 65-75%, which is on the lower end of the platforms in this comparison. The lower hit rate is partly because DealMachine's strength is in the driving-for-dollars workflow rather than data accuracy.

For investors processing large volumes, you may want to export your DealMachine lists and run them through a higher-accuracy service like Batch Skip Tracing. Use DealMachine for discovery and a dedicated skip tracing software for the actual data appending.

Who DealMachine Is Best For

If you spend significant time driving neighborhoods looking for distressed properties, DealMachine is purpose-built for that workflow. The skip tracing is a convenient add-on, but the mobile experience and route tracking are the real differentiators.

5. PropertyRadar — Best West Coast Skip Tracing Software

Pricing: $59-99/month (skip tracing at $0.10-0.15/record) Phone hit rate: 68-78% Best for: West Coast investors who need deep local data

PropertyRadar has been around since 2007, originally focused on California and Western state markets. They've expanded nationally, but their data depth in California, Oregon, Washington, Nevada, Arizona, and Colorado remains a significant advantage.

Feature Deep Dive

Property data: PropertyRadar offers detailed property and owner data with some unique data points you won't find elsewhere — building permits, construction loans, and more granular tax data in their core Western markets.

List building: Powerful filtering with 200+ criteria. PropertyRadar's list builder is particularly strong for finding niche property types and owner situations.

Automations and webhooks: This is where PropertyRadar separates itself from most competitors. You can set up automations that trigger when properties match your criteria — new pre-foreclosure filing in your target zip code? PropertyRadar can automatically add it to a list, skip trace it, and push the data to your CRM or direct mail platform via webhook.

Skip tracing: Available as an add-on at $0.10-0.15 per record. The data quality is good in their core markets, with hit rates around 68-78% for phone numbers.

Skip Trace Quality

PropertyRadar's skip tracing is solid in their core Western markets. Expect hit rates in the 68-78% range for phone numbers. In states outside their traditional coverage area, the accuracy may dip a few percentage points below that.

The real value proposition isn't the skip tracing alone — it's the automation. Having new leads automatically skip traced and pushed to your outreach systems is a significant time saver.

Who PropertyRadar Is Best For

If you invest primarily in Western states (especially California), PropertyRadar's data depth is hard to beat. The automation features make it particularly strong for investors who want a "set it and forget it" pipeline: properties that match your criteria automatically get skip traced and routed to your marketing systems.

For a head-to-head comparison, see our PropStream vs PropertyRadar analysis.

6. REsimpli — Best CRM with Built-In Skip Tracing

Pricing: $99-299/month (skip tracing credits included in subscription) Phone hit rate: 68-78% Best for: Investors who want skip tracing inside their CRM

REsimpli is a real estate investor CRM that bundles skip tracing, drip campaigns, a dialer, analytics, and pipeline management into one platform. If you're looking for skip tracing software that lives inside your CRM rather than as a separate tool, REsimpli is the strongest option.

Feature Deep Dive

CRM and pipeline management: REsimpli's core is lead management. Track every lead from initial contact through closing, with customizable pipelines, statuses, and workflows. Every interaction — calls, texts, emails, mail — is logged against the contact record.

Skip tracing: Built into the CRM, so you skip trace leads directly within their record. No exporting, no uploading to a separate tool. Results attach to the lead automatically, and you can start dialing or texting immediately from the same screen.

Drip campaigns: Set up automated follow-up sequences across multiple channels — direct mail, text, email, and ringless voicemail. This is where REsimpli really differentiates. Most skip tracing software gives you the data and stops. REsimpli lets you skip trace AND launch the outreach from the same platform.

Analytics and KPIs: Track your marketing spend, cost per lead, and return on investment by campaign, list source, and marketing channel. This data helps you double down on what's working.

Skip Trace Quality

REsimpli's skip trace accuracy is in the 68-78% range for phone numbers. Comparable to PropertyRadar and DealMachine, and a step below dedicated services like Batch Skip Tracing.

The advantage isn't raw accuracy — it's the workflow. Having the data instantly available inside your CRM means faster speed-to-lead, which matters more than a few percentage points of hit rate in many scenarios.

Who REsimpli Is Best For

REsimpli is ideal for investors who want to consolidate their tech stack. Instead of paying for separate skip tracing, CRM, dialer, and drip campaign tools, REsimpli bundles everything. The skip tracing isn't best-in-class on accuracy, but the integrated workflow more than makes up for it if CRM functionality is important to you.

7. Skip Force — Best Budget Skip Tracing Software

Pricing: $0.08-0.12 per record (volume discounts available) Phone hit rate: 70-80% Best for: Budget-conscious investors and high-volume operations

Skip Force is a dedicated skip tracing platform that competes primarily on pricing. At $0.08-0.12 per record, it's the most affordable option in this comparison while still maintaining respectable accuracy.

Feature Deep Dive

Batch processing: Like Batch Skip Tracing, Skip Force is upload-and-process. Submit your CSV, and results come back with phone numbers, emails, and mailing addresses appended. Processing is typically fast — most lists complete within a few hours.

Fast turnaround: Skip Force has built their infrastructure for speed. Large lists (5,000+ records) process quickly, and their support is responsive if anything needs attention.

Simple pricing: No subscription fees, no platform costs. You pay per record, and volume discounts kick in at various tiers. This makes Skip Force predictable for budgeting.

Basic but functional: Skip Force doesn't have the bells and whistles of platforms like PropStream or REsimpli. No property data, no CRM, no automations. You upload a list, get results, and export them to your other tools.

Skip Trace Quality

Skip Force's 70-80% phone hit rate is surprisingly competitive for their price point. They're not quite at Batch Skip Tracing's level, but the difference is smaller than you might expect given the price gap.

Where Skip Force can fall behind is on data freshness. Their database update frequency isn't as aggressive as premium services, so you may see slightly more disconnected numbers on older data.

Who Skip Force Is Best For

If you're just starting out or operating on a tight budget, Skip Force lets you skip trace at volume without a monthly subscription commitment. It's also solid for investors who process large lists regularly and want to minimize per-record costs.

For investors who need free skip tracing alternatives to test the waters before committing to a paid service, we've got a guide for that too.

How to Choose the Right Skip Tracing Software

With seven platforms to consider, here's a decision framework based on three factors: your volume, your budget, and what other tools you need.

By Volume

Low volume (under 100 records/month): PropStream or DealMachine make sense because skip tracing is included in your subscription. You're already paying $99/month for the platform — the skip tracing is essentially bundled.

Medium volume (100-1,000 records/month): Per-record pricing starts to make more sense. Batch Skip Tracing or BatchLeads give you higher accuracy without overpaying.

High volume (1,000+ records/month): Skip Force's budget pricing or Batch Skip Tracing's volume discounts become significant. At 5,000 records, saving $0.03 per record is $150/month.

By Budget

Tightest budget: Skip Force at $0.08-0.12/record with no subscription. You only pay when you skip trace.

Mid-range: PropStream at $99/month covers data, lists, AND skip tracing. Best value if you need all three.

Premium/accuracy-first: Batch Skip Tracing at $0.10-0.15/record. You'll pay slightly more per record, but the accuracy advantage means fewer wasted calls and better contact rates.

By Feature Needs

Need property data + skip tracing: PropStream or PropertyRadar

Need CRM + skip tracing: REsimpli

Need driving for dollars + skip tracing: DealMachine

Need highest accuracy only: Batch Skip Tracing

Need lowest cost only: Skip Force

Need list building + skip tracing: BatchLeads

Best For: Quick Picks

Here's the bottom line on which skip tracing software wins each category:

Best overall: PropStream — The most complete platform for investors who need data, lists, and skip tracing in one place. It's the industry standard for a reason.

Best accuracy: Batch Skip Tracing — Consistently the highest hit rates in the industry. If contact data quality is your top priority, this is the pick.

Best budget: Skip Force — Lowest per-record pricing without sacrificing too much on accuracy. Great for high-volume or budget-conscious investors.

Best mobile: DealMachine — Purpose-built for driving-for-dollars workflows with skip tracing built into the mobile experience.

Best CRM integration: REsimpli — Skip tracing embedded inside a full investor CRM with drip campaigns, dialer, and analytics.

Best automation: PropertyRadar — Webhooks and automations that trigger skip tracing automatically when new properties match your criteria.

How Skip Tracing Software Connects to Direct Mail

Skip tracing software is one piece of a larger lead generation workflow. Here's how the complete pipeline typically works:

Step 1: Build Your List

Start with a property data platform like PropStream, PropertyRadar, or BatchLeads. Filter for your target criteria — absentee owners, tax delinquent properties, pre-foreclosures, vacant properties, or probate leads.

Step 2: Skip Trace

Run your list through skip tracing software to append phone numbers, emails, and updated mailing addresses. This step is critical even for direct mail campaigns — the mailing address on public records is often outdated, and skip tracing gives you the owner's current address.

Step 3: Launch Multi-Channel Outreach

With contact data in hand, you deploy across multiple channels:

• Direct mail: Upload your skip traced list to REmail for automated postcard and letter campaigns. Having the owner's current mailing address (not just the property address) dramatically improves deliverability.
• Cold calling: Use the phone numbers to call motivated sellers directly.
• Text/SMS: Send texts to cell numbers (with TCPA compliance).
• Email: Reach owners digitally with personalized messages.

Step 4: Follow Up

The first touch rarely closes a deal. Set up drip sequences in your direct mail automation software and follow-up reminders in your CRM. Consistency wins.

Why Direct Mail Still Matters After Skip Tracing

Some investors think that once they have phone numbers, they don't need direct mail. That's a mistake.

Phone numbers go stale. People screen calls from unknown numbers. Text messages get flagged as spam. But a physical letter sitting on someone's kitchen counter? That gets read.

The most effective approach combines skip tracing with a direct mail campaign. Use the phone data for immediate outreach and the mailing addresses for automated follow-up sequences. The investors who close the most deals are hitting sellers across multiple channels — not relying on a single one.

Check out our direct mail cost and pricing guide to understand what a multi-touch campaign actually costs.

How We Tested These Platforms

For this comparison, I ran the same list of 200 property addresses through each platform and compared:

• Hit rate: What percentage returned at least one phone number
• Phone accuracy: How many of those numbers were actually connected and reached the right person
• Data freshness: How many numbers were disconnected or assigned to someone new
• Turnaround time: How long from upload to delivered results
• Ease of use: How intuitive the upload, processing, and export workflow felt

No skip tracing software is perfect. Even the best platforms in this list will return some wrong numbers and some disconnected lines. That's the nature of the data. The goal is to pick the platform that gives you the highest percentage of accurate results for your budget and workflow.

The Double Skip Trace Strategy

One advanced tactic worth mentioning: running your list through two different skip tracing software platforms and combining the results. Different services pull from different data sources, so a number that Platform A misses might show up on Platform B.

The typical approach:

1. Skip trace your full list through your primary platform
2. Take the records that returned zero phone numbers
3. Run those through a second service
4. Merge the results

This can push your overall hit rate above 90%. The extra cost is usually worth it for high-value lists like pre-foreclosures and probate leads where each successful contact could lead to a five- or six-figure deal.

For more skip tracing strategies and a comparison of the top services, see our best skip tracing services roundup.

Frequently Asked Questions

What is skip tracing software?

Skip tracing software is a platform that finds contact information — phone numbers, emails, and mailing addresses — for property owners by searching public records, credit databases, phone carrier data, and consumer data brokers. Real estate investors use it to find and contact motivated sellers who aren't easy to reach through traditional channels.

What is the best skip tracing software for real estate?

PropStream ($99/mo) is the best all-in-one skip tracing software that includes property data. For dedicated skip tracing with the highest accuracy, Batch Skip Tracing ($0.10-0.15/record) leads the market. The best choice depends on your volume and whether you need property data bundled with your skip tracing.

How does skip tracing software work?

You upload a list of property addresses and owner names. The software cross-references multiple databases — public records, credit headers, utility records, phone carriers — to find current contact information. Results are returned with phone numbers, emails, and updated mailing addresses appended to your records. Most platforms process batch uploads in 1-4 hours.

Can skip tracing software integrate with direct mail?

Yes. Most skip tracing software can export results as CSV files that you upload to direct mail platforms like REmail. Some platforms like PropStream and BatchLeads have built-in mail features, though dedicated mail services typically offer better pricing and automation.

Is skip tracing software legal to use?

Yes. Skip tracing software uses legally obtained data from public records and licensed data sources. However, you must comply with TCPA and DNC regulations when using the phone numbers for outreach. Many platforms include DNC scrubbing to help with compliance. For more on the legal side, see our skip tracing guide.

How much does skip tracing software cost?

Pricing varies by model. Subscription platforms like PropStream ($99/mo) and DealMachine ($99/mo) include some skip tracing in the monthly fee. Per-record platforms charge $0.08-0.18 per record depending on volume and provider. For most investors, the cost works out to $50-200/month depending on list size.

What is a good hit rate for skip tracing software?

A good phone hit rate is 70-85%. Anything above 70% is solid. Email hit rates are typically lower, around 50-70%. Hit rates vary by market (metro vs. rural), data quality of your input list, and the skip tracing software you use.

Start Reaching More Sellers

Skip tracing software gives you the data. But data alone doesn't close deals — consistent outreach does.

Once you've skip traced your lists, the next step is getting in front of those property owners with a multi-touch direct mail campaign. Upload your skip traced list to REmail, set up automated drip sequences, and let the system handle the follow-up while you focus on closing deals.

Get started with REmail — automated direct mail designed for real estate investors. Upload your skip traced lists and launch your first campaign in minutes.