Skip tracing

Skip trace numbers for an out-of-state owner

Skip tracing an out-of-state owner requires a slightly different approach than local owners, as data points may be less consistent. You need to prioritize accurate contact information from reliable sources to connect with these absentee owners.

October 18, 2026 · 3 min read

Why out-of-state owners are different

Out-of-state owners, often absentee owners, present a unique challenge because their primary residence and contact information may not be readily available in local property records. The phone numbers you find might be tied to an old address or a forwarding service.

Their motivation for selling might also differ; they may be less emotionally attached to the property but also harder to reach. This makes accurate skip tracing even more critical.

Data sources for out-of-state properties

Start with public records in the property's county, but don't stop there. Tax records often list a mailing address that is different from the property's physical location, which is a good starting point for an out-of-state owner. However, these addresses may not be current. Remember, what a skip trace actually returns is often just what's publicly available and not always up-to-date.

You'll likely need to use a dedicated skip tracing service that can pull from a broader range of national databases. These services aggregate data that might not be found in a single local source.

Prioritizing contact numbers (mobiles vs. landlines)

When you get multiple phone numbers, always prioritize mobile numbers. Out-of-state owners are more likely to have a current mobile number than a landline, especially if they've moved multiple times.

Landlines are often tied to past addresses or are no longer in service. Start your outreach with the mobile numbers and then move to landlines if you don't get a response. For new investors, understanding this hierarchy is key to efficient outreach.

Dealing with multiple potential owners

Sometimes a property may have multiple owners, or the skip trace returns numbers for family members. If you find several names associated with the property, try to determine the primary decision-maker.

It's usually best to attempt to reach all listed owners to ensure you're connecting with the person who has the authority to sell. Be prepared to explain how you got their number and why you are calling.

Cross-referencing and data hygiene

Good data hygiene is crucial for out-of-state owners. Cross-reference the phone numbers and addresses you find with other available information. If a skip trace returns an address in a completely different state than the mailing address, investigate both.

Consider using reverse phone lookup services to confirm names associated with numbers before calling. This helps reduce wrong numbers and increases your chances of connecting with the actual owner.

When to consider other outreach methods

If phone numbers consistently lead to dead ends, don't give up entirely. Consider other outreach methods like direct mail to the most current mailing address you have, or even a reputable text messaging service if you have confirmed consent.

Sometimes, a combination of approaches is necessary to reach these harder-to-find owners. This is especially true for absentee owner leads, where traditional methods might fall short. When comparing lead generation strategies, consider skip tracing vs. done-for-you leads to see which fits your time and resources.

Questions people ask

What if the skip trace gives me a business number for an out-of-state owner?

If you get a business number, it might be a valid contact point, especially if the owner runs a company. However, verify if it's a personal line or a company's main line, and be respectful of business hours when calling.

Is it okay to call multiple numbers for an out-of-state owner at once?

It's generally better to try one mobile number first, and if there's no answer or it's a wrong number, then move to the next best option. Calling all numbers simultaneously might be perceived as spammy or aggressive.

How can I tell if an out-of-state owner is truly motivated to sell?

Motivation is determined through conversation, regardless of where he or she lives. Ask open-ended questions about his or her situation, timeline, and goals for the property. An out-of-state owner might be motivated by maintenance burden, tax issues, or simply wanting to liquidate a distant asset.