Discuss strategies for finding off-market deals, probate leads, and motivated sellers across Houston and surrounding Texas counties.
Posted by MarcusDeals · 38 replies
Absentee owners are landlords who don't live at their rental properties—often the most motivated sellers. In Texas, you can pull absentee owner lists from the Harris County Appraisal District (HCAD) website by filtering for properties where the mailing address differs from the situs address. Third-party tools like PropStream and BatchLeads automate this process and let you filter by equity level, years owned, and tax delinquency. Direct mail campaigns targeting these owners typically see 1–3% response rates, so plan for high volume.
Posted by KendraWholesale · 31 replies
Skip tracing helps you find phone numbers and emails for property owners whose contact info is outdated or missing from public records. For Texas wholesalers, BatchSkipTracing, TLO, and Spokeo are commonly used. BatchSkipTracing charges around $0.12–$0.18 per record with hit rates near 70–80% for landline and cell numbers. Always verify compliance with the TCPA before cold calling—pre-recorded messages require express written consent in Texas.
Posted by JoshLandFlip · 44 replies
Probate leads come from estates where a property owner has died and heirs need to sell. In Texas, probate cases are filed at the county clerk's office and are public record. You can visit the Harris County District Clerk website and search estate cases, or hire a local researcher to pull lists weekly. Many heirs are emotionally motivated and unfamiliar with real estate, making them open to cash offers. Build relationships with probate attorneys who can refer you directly to executor clients.
Posted by ReginaHouston · 27 replies
Both channels work, but they serve different seller profiles. Direct mail reaches homeowners who may not be actively thinking about selling—yellow letters and handwritten envelopes typically get 1–2% response rates. Cold calling with skip-traced lists can achieve 2–5% contact rates but requires persistence and a strong script. Many successful Houston wholesalers combine both: mail first to warm up the lead, then follow up with a call. Text message marketing is also growing but carries higher compliance risk.
Posted by TerryAssigns · 33 replies
Assignment fees in Houston typically range from $5,000 to $20,000 per deal, though outliers on both ends are common. The fee depends on the equity spread—how much you locked the property under market value versus what your buyer is willing to pay. A deal bought at 65% ARV minus repairs with a buyer willing to pay 75% leaves you a $10,000–$15,000 spread on a median Houston home. Disclose your fee to both parties; Texas law requires transparency in assignment transactions.
Posted by BrianForeclosures · 29 replies
In Texas, foreclosures happen on the first Tuesday of each month. To find pre-foreclosure leads, monitor Notice of Default filings, which are recorded at the county clerk's office 20+ days before the auction. Services like ATTOM Data, RealtyTrac, and the Texas Foreclosure Monthly List aggregate these filings. Contact owners immediately after the notice is filed—they have roughly 3–6 months before auction and may prefer a quick cash sale to losing equity at the courthouse.
Posted by PhyllisClosings · 41 replies
The choice depends on your deal, your buyer, and how much you want to reveal your assignment fee. Assignments are simpler—you sign over your purchase contract for a fee and your buyer closes directly with the seller. Double closings involve two simultaneous transactions and require transactional funding (usually 1–2 days, 1–2% cost). Texas title companies generally accept both structures, but some sellers' title companies reject assignments. Double closes provide privacy for your fee but add cost and complexity.
Posted by NaomiDeals · 36 replies
Use the 70% rule as a starting point: your maximum offer is 70% of ARV minus estimated repair costs. For example, a home with $250,000 ARV and $40,000 needed in repairs should be purchased at no more than $135,000. Pull comparable sales from the MLS, Redfin, or Propstream to verify ARV within a half-mile radius and six months. Factor in your assignment fee when calculating the spread—your buyer needs enough margin to rehab, hold, and profit. Always walk the property before making an offer.
Posted by AlfonsoMarkets · 22 replies
Harris County (Houston) leads Texas in wholesale deal volume due to its size and housing stock diversity. Dallas County (Dallas), Tarrant County (Fort Worth/Arlington), and Bexar County (San Antonio) are also highly active markets. Travis County (Austin) has fewer distressed properties relative to its price level, making deals harder to pencil. Smaller counties like Montgomery, Brazoria, and Denton are growing as investors push into suburban markets. Each county has different tax delinquency and probate filing processes.
Posted by SylviaNetwork · 19 replies
Start by attending local REIA (Real Estate Investors Association) meetings in Houston—HAAREI and Houston Real Estate Club host regular events. Check foreclosure auction attendee lists from the Harris County monthly sale. Search recently sold cash transactions on HCAD or through PropStream—buyers who paid cash for properties in the past 12 months are your best prospects. Create a simple landing page and run Facebook ads targeting real estate investors in the Houston metro. Aim for 50–100 verified buyers before you start marketing deals.
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