Skip tracing

How to handle skip trace results for properties in a trust

Skip tracing properties held in a trust can be tricky because the legal owner is not a person. Your skip trace results will likely point to the trustee, who is the individual authorized to act on behalf of the trust.

October 13, 2026 · 4 min read

Understanding property ownership in a trust

When a property is held in a trust, the trust itself is the legal owner, not an individual. The trust is managed by a trustee, who has the legal authority to act on behalf of the trust's beneficiaries. This means you need to identify and contact the trustee, not necessarily the beneficiaries or the original grantor.

The trustee is the decision-maker for the property. He or she is the person who can decide to sell the house, not a beneficiary who might only receive income from it. Your goal is to find this specific individual.

Identifying the trustee from public records

Before you even skip trace, try to identify the trustee from public records. The deed itself often lists the trustee's name and sometimes an address. You might also find this information in the county recorder's office by looking for the trust agreement or a memorandum of trust.

Sometimes, the trustee is a law firm or a corporate entity. In such cases, your skip trace will likely return numbers for that business, which is a good starting point to find the specific individual who manages the trust.

Interpreting skip trace results for trusts

When you skip trace a property held in a trust, the results might return various names and numbers. Look specifically for individuals associated with the trust, often identified as the trustee or a related party. If the public records showed a specific trustee, prioritize numbers matching that name.

If your skip trace returns business numbers, cross-reference them with any law firms or corporate trustees you found in public records. It is a good sign if the numbers match, as it helps you confirm you are on the right track to reaching the authorized party.

Contacting the trustee: initial approach

Once you have identified potential contact numbers for the trustee, your initial outreach needs to be professional and clear. State that you are calling about the property owned by "The [Trust Name] Trust" at the specific address. Ask to speak with the trustee or the person responsible for managing the trust's real estate assets.

Be prepared for gatekeepers, especially if the trustee is a professional entity. Clearly articulate your purpose – you are interested in potentially purchasing the property. Do not go into deep deal specifics until you confirm you are speaking with the decision-maker.

What to do if the trustee is also a business

If the trustee is a law firm, bank, or other corporate entity, your skip trace will provide his or her business contact information. Call the main line and explain your interest in the specific property and trust. Ask to be directed to the real estate department or the specific individual managing that trust.

Persistence is key here. You might need to call a few times and speak to different people before you reach the right person. Always be polite and have your property details ready.

When to seek legal counsel for trust properties

This is not legal advice. If you are struggling to identify the trustee, or if the trust documents are complex and unclear, it may be beneficial to consult with a real estate attorney. An attorney can help you navigate the nuances of trust law and identify the proper party to negotiate with.

This step is especially important if you suspect there might be disputes among beneficiaries or if the trust's terms restrict the sale of the property. A small investment in legal advice upfront can save you significant headaches down the road.

Questions people ask

Can I text a trust?

You cannot text a "trust" directly, as it is a legal entity. You would text the mobile number of the individual trustee identified through your skip trace. Always verify that the number is indeed a mobile number and belongs to the trustee.

What if the trustee is hard to find?

If the trustee is hard to find, revisit public records for alternative contact details or associated parties. You might need to use a more advanced skip tracing service or, as a last resort, consider consulting a real estate attorney.

Is contacting a trustee different from contacting a regular owner?

Yes, it is more formal. You are dealing with an individual acting in a fiduciary capacity, not necessarily as a personal homeowner. Keep your approach professional and focused on the property and the trust's objectives.

Do I need to know the trust's terms?

You do not need to know the full terms initially, but be aware that trusts can have specific rules about property sales. The trustee will be bound by these terms. If you get serious about the deal, your attorney or title company will review relevant trust documents.