Buying leads

When seller property details conflict with your lead source

It is frustrating when the property details a seller provides contradict information from your lead source. Address these discrepancies quickly and directly with the seller to avoid wasted time and rebuild trust.

October 31, 2026 · 3 min read

Understanding why discrepancies happen

Property data can be outdated, especially if your lead source pulls from public records that are not frequently updated. A seller might also misremember details, or intentionally downplay issues. Sometimes, the lead source itself might have made an error in data entry or categorization.

It is important to remember that data is a snapshot in time. What was accurate six months ago might not be today. Always approach these situations with curiosity, not accusation, to keep the conversation open with the seller.

Prioritizing the seller's information

When there is a conflict, the seller's current information should generally take precedence for your initial assessment. He or she lives in or owns the property and has the most up-to-date, albeit sometimes biased, perspective. Your job is to verify, not to assume.

Listen carefully to what the seller says. Note the discrepancies. Use this as an opportunity to ask clarifying questions, which can sometimes reveal deeper motivation or problems that the initial lead data did not capture.

How to politely clarify with the seller

Do not confront the seller with your lead data directly. Instead, phrase your questions in a way that seeks to understand. For example, if your lead says three bedrooms but the seller says two, you might ask, "Could you confirm the number of bedrooms? My records show a different count, and I want to ensure I have the most accurate picture."

This approach shows you are diligent and thorough, rather than suggesting the seller is wrong. It keeps him or her engaged and willing to provide more details, which is crucial for your underwriting.

Documenting the discrepancies and adjusting your offer

Keep meticulous notes on any conflicts between your lead data and the seller's statements. This is vital for your due diligence. If the seller reports more damage or fewer features than anticipated, it directly impacts your after-repair value (ARV) and your offer ceiling.

Adjust your offer calculations based on the most current and verified information. Do not let outdated lead data lead you to an offer that is too high. It is better to re-evaluate the deal than to proceed with incorrect assumptions.

When to flag the issue with your lead provider

If you consistently find significant discrepancies between the lead information and what sellers report, it is worth discussing with your lead provider. Providers like Speed to Seller aim for accuracy, and feedback on data quality helps them improve their service. However, remember this is not legal or financial advice; consult with professionals for your specific situation.

Provide specific examples of the conflicts, without disclosing any confidential seller information. A reputable lead provider will be interested in understanding any patterns of inaccuracy to maintain the quality of leads he or she supplies.

Questions people ask

Should I trust the lead source data over what the seller says?

No. Always prioritize the seller's information, as it is the most current. Use the lead source data as a starting point, but be prepared to verify and adjust based on what the homeowner tells you.

What if the discrepancy is minor, like a small square footage difference?

For minor discrepancies, still note them but focus your attention on larger issues. A small square footage difference might not significantly impact your offer, but a major structural issue certainly will. Use your judgment to prioritize.

Can property records contradict both the lead source and the seller?

Yes, public records can sometimes show different information from both the lead source and the seller. Always cross-reference with public records during your due diligence to get the most accurate picture of the property.