Skip tracing

How to get a phone number from a property address only

To get a phone number from a property address only, you need to use a skip tracing service or tool. These services cross-reference public records and databases to find current contact information associated with that address.

November 3, 2026 · 4 min read

What skip tracing does

Skip tracing is the process of locating a person's contact information, such as phone numbers, emails, and sometimes even relatives, using various public and private databases. When you have only a property address, skip tracing services take that address and attempt to link it to the current owner or previous owners.

The service essentially acts as a digital detective, piecing together fragments of data. It cross-references property records with phone directories, credit bureaus, utility records, and other data sources. The goal is to find accurate and up-to-date contact information for the individual associated with that specific property.

The quality of skip tracing varies depending on the data sources used and the sophistication of the matching algorithms. A good skip trace can provide multiple phone numbers, distinguishing between mobile and landline, and sometimes even identify alternative contacts like family members, which is helpful for inherited properties.

Sources of data

Skip tracing services pull data from a wide range of sources. These typically include public records like county assessor databases, deed transfers, and voter registration rolls. Other sources might include utility records, credit reporting agency data, and change of address filings, though access to some of these is restricted and often requires specific compliance measures.

Some providers also use aggregated data from online directories, social media profiles (where publicly available), and other data brokers. The more diverse and current a service's data sources are, the more likely it is to return accurate and relevant contact information. This breadth of data is what makes these services effective.

It's important to understand that no single database holds all the answers, and data can become outdated quickly. People move, change phone numbers, and update their information in different places at different times. This is why a good skip tracing service continuously updates its data and checks multiple sources for consistency.

The process of a skip trace

You start by providing the skip tracing service with the property address. Some services also allow you to include the owner's name if you have it, which can improve accuracy. The service then inputs this information into its system.

The system automatically searches its databases, attempting to match the property address to known individuals and their contact details. It looks for current and past residents, property owners, and any associated phone numbers or email addresses. This process usually happens very quickly, often within minutes or seconds.

Once the search is complete, the service returns a report. This report typically includes a list of phone numbers (often categorized by type, like mobile or landline), email addresses, and sometimes other relevant information like known associates or previous addresses. You then use this contact information to reach out to the property owner.

Understanding the results

Do not expect every skip trace to return perfect results. You might receive multiple phone numbers, some of which are disconnected, belong to previous owners, or are for family members. Prioritize mobile numbers, as they generally have higher pick-up rates than landlines.

It's common to get numbers that are no longer active or that belong to the wrong person. This is just part of the process. You will need to filter and test these numbers as you make calls. Keep track of which numbers are good and which are bad to improve your data hygiene over time. Speed to Seller handles this filtering for you by providing only actual replies.

Some results might indicate that the owner is deceased or that the property is owned by an LLC. For deceased owners, you might need to find heirs. For LLCs, you might need another layer of skip tracing to find the managing member's contact information. Understanding these nuances helps you manage expectations and plan your outreach.

Maintaining data hygiene

Good data hygiene is crucial when working with skip traced numbers. As you call through your list, mark numbers as "good," "bad," "disconnected," or "wrong number." Update your CRM or spreadsheet regularly. This prevents you from wasting time calling the same bad numbers repeatedly. It also helps refine your future skip tracing efforts.

Regularly re-skip trace older lists if you have not made contact. People's information changes, so a number that was bad six months ago might be active for a new owner today, or a new number might have become available. Data is perishable, so refresh it strategically.

Finally, always adhere to compliance rules, especially regarding the Do Not Call (DNC) list and TCPA regulations when calling or texting. If someone asks you to stop contacting him or her, honor that request immediately and update your records. This protects your business and maintains your reputation. This is not legal advice. Consult with a qualified professional for your specific situation.

Questions people ask

Is it legal to get phone numbers this way?

Yes, skip tracing relies on publicly available information or data shared for legitimate business purposes. As long as you comply with regulations like the TCPA and the DNC list when contacting people, obtaining numbers this way is a standard practice in real estate investing. This is not legal advice. Consult with a qualified professional for your specific situation.

Why do I get multiple numbers?

Skip tracing services pull from various databases that might have different contact numbers associated with a person over time. You might get current and old mobile numbers, landlines, or numbers belonging to family members. It is up to you to test and prioritize which numbers to call first.

Can I do this myself without a service?

You can perform some basic searches yourself using public records like county assessor sites, but dedicated skip tracing services have access to more comprehensive databases and tools. Doing it yourself is much more time-consuming and often yields less complete or accurate results than a professional service.