Probate investor guide
Probate Lead Valuation Coverage by County: Exclusive Snapshot
County-level exclusive Probate Radar valuation coverage: which markets include property values on probate leads, with 496 valued rows and median $293,800.
Quick answer: Property valuation is not uniform across probate lead markets. In Probate Radar's exclusive database (2026-08-12), 496 of 2,745 filings carry a property value (median $293,800). Address enrichment is live on 700 rows. Use county coverage—not national averages—when you plan ARV underwriting and vendor comparisons.
Why county valuation coverage is a buying criterion
Investors comparing the best probate lead companies often ask for "property values included." That claim only matters if the county you work is actually enriched. Exclusive site data shows large filing counties can still lag on valuation (for example Harris and Franklin-OH volume without value fields in this snapshot), while Brevard, Manatee, and Davidson-TN carry denser valued subsets.
Exclusive county snapshot
- Brevard: 556 filings, 147 valued
- Davidson-TN: 233 filings, 117 valued
- Manatee: 232 filings, 115 valued
- Seminole: 160 filings, 71 valued
- Lorain-OH: 57 filings, 23 valued
- Butler-OH: 179 filings, 14 valued
- Franklin-OH / Harris: high filing volume; valuation enrichment still sparse in this export
Source: exclusive data/probate.db on freshprobateleads.com production—not a third-party estimate.
How to underwrite when value is missing
If a lead has an address but no value, run the ARV calculator from sold comps, then check the repair budget estimator. If both address and value are missing, treat the row as a court-file research ticket, not an instant mailer.
Internal next steps
- Fresh probate leads vs stale deceased owner lists
- Best probate lead companies compared
- State and county probate lead index
- Free investor calculators
FAQ
Does every probate lead include ARV?
No. ARV is a comps-based investor estimate. This database may include assessor-style property_value on 496 rows; that is not ARV. Always re-underwrite with current sales.
How often is this coverage snapshot updated?
This article's numbers were generated 2026-08-12 from the live exclusive database. County collectors append filings over time; re-check the public lead preview for the newest week.