Best skip tracing services for real estate investors (2026)

Skip tracing services compared

A skip tracing service takes an owner's name and a property address and returns the phone numbers and emails it has on file. Services don't all draw on the same skip trace database, so two of them can return different numbers for the same owner. Prices come from each vendor's own page, checked in October 2026. "1,000 at list price" is our arithmetic on the published rate for 1,000 billed units (records, matches, rows or searches), not a quote.

How we evaluated

We compared each service on what it publishes: price and billing unit, minimums and subscriptions, bulk upload and API options, the data it lists (phones, emails, DNC and litigator flags), and terms such as credit expiry. Every fact comes from the vendor's own website, checked in October 2026 and linked in the table and the sections below.

We did not test hit rates. No sample list was run through these services for this page, so we don't rank them on accuracy. Several vendors publish accuracy figures, and we quote them in each section as the vendor's own claim. They aren't comparable: vendors don't define "hit", "match" or "accuracy" the same way, and a right-party contact (actually reaching the owner) is a different measure again. If accuracy decides your pick, run the test in the section below on your own records.

Pick by situation

The services, one by one

TitanSkip

TitanSkip is a credit-based skip tracing service for real estate investors, with no monthly minimums, and the provider behind skip tracing in Find.

• Price: credits cost $0.019 each for 1,000 to 4,999, $0.015 for 5,000 to 9,999, $0.013 for 10,000 to 99,999 and $0.01 from 100,000, with no monthly minimums. A standard trace is 1 credit per record, an enhanced trace 2 and an LLC trace 8 (TitanSkip, checked Oct 2026).
• Data and delivery: owner phones and emails, LLC owner tracing, CSV upload, a REST API and single-address lookup, with results as a CSV export, a push to HubSpot or Follow Up Boss, a dialer list, or a webhook. Its how-it-works steps list DNC and litigation checks during a trace, and it also sells DNC scrubbing with litigation flags as a separate product at 5 credits per number.
• Its claim: a 98% hit rate. We didn't test it.
• Terms: credits are non-refundable except where required by law or charged in error, unused credits don't expire while your account is in good standing, and the service can't be used for eligibility decisions governed by the FCRA, such as credit, insurance, employment or housing (TitanSkip terms, checked Oct 2026).
• Watch for: it's a data service, not a CRM, so results come back as a file or an API response for you to import. Its direct prices are not Find's prices: tracing through Find is billed by usage (we don't publish a per-record rate), or you connect your own TitanSkip account.

BatchData (formerly BatchSkipTracing)

batchskiptracing.com now redirects to BatchData's skip tracing page, which offers pay-as-you-go pricing "for the matches you receive" or a subscription (BatchData, checked Oct 2026).

• Price: the pay-as-you-go rate isn't shown. Published plans start at $2,000/month for 100,000 records, then $5,000 for 300,000, $10,000 for 750,000 and $20,000 for 3,000,000 (BatchData pricing, checked Oct 2026).
• Data and delivery: phones flagged mobile or landline, emails, mailing addresses, phone confidence scores, DNC status, a litigator scrub and carrier information; single traces, CSV uploads, an API, or the BatchLeads app.
• Plan detail: the $2,000 Growth plan lists API access; batch processing is listed from the Professional plan ($5,000/month).
• Its claim: a 76% right-party contact rate.
• Better fit for: API and high-volume users. Teams that don't need an API can reach BatchData's tracing through the BatchLeads app (below).

Skip Genie

• Price: $58/month with 100 searches included and 17 cents for each additional search. Unused credits have no cash value, are non-refundable and end when you cancel (Skip Genie, checked Oct 2026).
• Bulk: the page says you can "pay less per search with higher volume lists" but doesn't publish those prices.
• Better fit for: a steady flow of manual lookups. Billing is per search, not per match, and 1,000 searches in a month come to $211 at list price.

REISkip

• Price: $0.15 per match, with a 50-match minimum on Bulk and 1,001 on Volume, both marked as introductory pricing, plus custom plans (REISkip pricing, checked Oct 2026).
• Data: phone numbers, email addresses and property data; you start with a free account. The pricing page doesn't list DNC or litigator flags.
• Better fit for: small and medium lists where you only want to pay for matches.

SmartSkip

• Price: the Basic account is free; bulk searches are $0.15 per row on both plans; manual searches are $1 on Basic or $0.15 on Premium, which is $50/month with the first month's fee waived and a 30-day free trial (SmartSkip, checked Oct 2026).
• Data: relatives and associates included, phone connection status, and saved search history; SmartSkip says you "never pay twice for the same person."
• Its claim: a 98% accuracy rate.
• Better fit for: a mix of manual and bulk lookups. Relatives help on inherited properties, where you're often looking for heirs.

PropStream

• Price: Essentials is $99/month ($81/month billed annually) with skip tracing at 12 cents a contact; Pro ($199/month) and Elite ($699/month) include skip tracing, with additional traces at 10 cents a contact (PropStream pricing, checked Oct 2026). PropStream offers a 7-day free trial with 50 free leads.
• Data: up to four phone numbers and emails per match, automatic DNC flagging and litigator scrubbing at no extra cost, and you "only pay for skip traces that return information" (PropStream skip tracing, checked Oct 2026).
• Better fit for: teams that already build their lists in PropStream. To work the leads in a separate CRM, you export them.

DealMachine

• Price: Basic is $99/seat/month with 10,000 data credits, Pro $149/seat with 20,000, and Scale $599/package with 100,000; annual billing saves 17%. The page doesn't say how many credits a trace uses (DealMachine, checked Oct 2026).
• Data: phones, emails and mailing addresses, cross-referenced across multiple data providers.
• Its claim: a 95%+ match rate.
• Better fit for: teams that already build lists in DealMachine.

Find

Find is our CRM for real estate wholesalers. You can trace one record, a whole Smart List, or new leads automatically once auto-trace is on, with spend caps you set and a guard that skips records you traced recently. A trace uses the owner's name and the property address and returns the phone numbers and emails on file when there's a match; not every trace finds the owner. Skip tracing is switched on per account, runs through TitanSkip, and is billed by usage, or you connect your own TitanSkip account.

• Guardrails: Find's automations and campaigns never auto-text skip-traced numbers, and numbers from an address-only trace stay locked from outreach.
• Where it falls short: no published per-trace price, no lead lists or property data (you bring your own), no providers other than TitanSkip, and no National Do Not Call Registry check.
• Better fit elsewhere: if you only need a file of numbers and work leads in another tool, a standalone service above is simpler.

Other skip tracing services you'll see

These skip tracing companies come up often in investor searches. Prices and notes are from each one's own site, checked in October 2026.

Free and cheap skip tracing options

None of the services we checked return owner phone numbers in bulk for free. Free skip tracing means doing the lookups yourself, which costs time instead of money.

Step one is the same for every method: find out who owns the property before you look for a number.

"Free" in paid tools usually means included or trial:

• PropStream includes skip tracing on Pro and Elite, inside the subscription price, and offers a 7-day free trial with 50 free leads.
• Propwire Gold ($119/month) includes 10,000 skip traces a month; past that, extra traces are 10 cents per successful trace.
• SmartSkip has a free Basic account, but searches still cost $1 manual or $0.15 per bulk row; Premium is free for 30 days.
• REISkip and Tracerfy let you open an account for free and charge per match or hit.

To decide between your time and a paid trace, time yourself on ten lookups. At an assumed 5 minutes a record, 1,000 records take about 83 hours by hand, against $19 to $211 at the list prices above.

Per-record vs per-match pricing

A per-record price beats a per-match price whenever your match rate is higher than the per-record price divided by the per-match price.

• Break-even match rate = per-record price ÷ per-match price.
• Example: 1.9 cents per record against 15 cents per match: 0.019 ÷ 0.15 = 12.7%. If more than about 13 of every 100 records return data, the per-record service costs less for the same list.
• Your list: per-record cost = [Records] × [Price per record]; per-match cost = [Matches] × [Price per match].

Our skip tracing guide compares the three pricing models with a worked example. Price per match isn't the whole story, because a match can still be a wrong or dead number. The figure that decides it is cost per owner reached: total spend ÷ owners you actually spoke with.

How to test skip tracing services on your own list

A short test on records you already hold beats any vendor's headline accuracy figure.

For the first call, start from our wholesaling cold call script.

Skip tracing inside a CRM

A standalone service hands you a file; tracing inside a CRM puts the numbers on the lead record, next to the deal and the conversation. That saves an export and an import, but it needs guardrails on spend and on who gets texted.

• Find: single, Smart List and automatic tracing through TitanSkip, with the guardrails described above.
• DataSift: plans from $149/month; $0.15 per skip on Professional, $0.12 on Business, unlimited on the Expert and AI plans, or a $97/month unlimited add-on (DataSift pricing, checked Oct 2026).
• FreedomSoft: plans from $197/month ($147 billed annually); "You only pay for results, never searches," with credits as low as $0.12 (FreedomSoft pricing, checked Oct 2026).
• REsimpli: every plan includes monthly skip tracing credits (10,000 on Solo, 20,000 on Team, 50,000 on Business; unused credits don't roll over), then $0.15 per record (REsimpli pricing, checked Oct 2026). Our REsimpli alternative comparison covers the rest of that tool.

Ask any CRM four questions: what a trace costs and what happens on a no-match, whether you can cap spend, whether an automation can text a traced number, and whether it checks the Do Not Call Registry. Our wholesaling CRM comparison covers the rest of each tool.

Before you call or text a traced number

A skip trace returns numbers, not consent. The FTC says that if you are required to use the National Do Not Call Registry, you must sync your lists with it at least every 31 days, and data for up to five area codes is free (FTC, checked Oct 2026). From October 1, 2026, each additional area code costs $85 a year (FTC, checked Oct 2026).

Vendor DNC flags help you sort a list, but they are a snapshot from the day of the trace. Find doesn't check numbers against the Registry, so check it, your internal do-not-contact list and your state's rules before your team calls or texts. Our guide to skip tracing for real estate covers the calling-hour, consent and data rules in more detail.