At 2,000 owners a month for one person, the smallest published bill is DealMachine, $99.
Change the numbersThe six real estate investing software tools below all work from US property records. What separates them is price, what the price includes, and what each one quietly leaves out. Every price comes from the vendor's own pages, and no vendor pays for placement.
Move the slider to the number of owners you trace in a month and pick how many people use the account. Every plan each tool publishes is priced, and the smallest one that fits is shown.
DealMachine
$99
Basic
BatchLeads
$119
Growth
Propwire
$119
Gold
At most: billed per successful match
PropStream
$129
Essentials + Connect
PropertyRadar
$259
Solo
REsimpli
$299
Solo
At 2,000 owners a month for one person, the smallest published bill is DealMachine, $99.
List prices from each vendor’s pricing page, read September 2026. Monthly billing, before tax, no mail. Every published plan is priced and the smallest one that fits is shown. Where a vendor publishes no price for a volume or a team size, it says so instead of guessing.
Price is the least interesting column. What matters is whether skip tracing is bundled or billed separately, and whether the county you actually work is covered properly.
| Tool | Entry price | Skip tracing | Coverage | Best for | |
|---|---|---|---|---|---|
|
PropStream
|
$99/mo | 12¢ per contact | All 50 states | Nationwide county records at a desk | Review |
|
DealMachine
|
$99/seat/mo | In data credits | All 50 states | Driving for dollars | Review |
|
BatchLeads
|
$119/mo | Included | All 50 states | List stacking and dialing | Review |
|
Propwire Free
|
Free | 10¢ per match | All 50 states | Free searches and list downloads | Review |
|
PropertyRadar
|
$119/mo | 250/mo, then 8¢ | Nationwide, uneven by county | California and the West | Review |
|
REsimpli
|
$299/mo | 10,000/mo included | All 50 states | Lists, calls and deals in one system | Review |
Entry-tier list prices checked September 2026. They change without notice. Some tools bill skip tracing per record on top of the monthly price. Where it is included, check whether that means without limit or up to an allowance.
What each one is genuinely good at, and where it falls down.
PropStreamBest for: Nationwide county records at a desk
Nationwide county records with 165+ search filters, built for the desk. Skip tracing is 12¢ per contact on the entry plan and bundled from the $199 tier up.
Read the PropStream review
DealMachineBest for: Driving for dollars
Built around pinning houses from your car. Priced per seat with a monthly data-credit allowance rather than a flat fee.
Read the DealMachine review
BatchLeadsBest for: List stacking and dialing
Phone numbers and emails are included on every plan rather than metered, which keeps the headline price close to the real one.
Read the BatchLeads review
PropwireBest for: Free searches and list downloads
Free to search and download up to 10,000 properties a month, with no card. Skip tracing is 10¢ per successful match, or 10,000 a month on the $119 Gold plan.
Read the Propwire review
PropertyRadarBest for: California and the West
Built around monitoring properties for changes, with foreclosure records in every California county from the early 2000s. The entry plan includes 250 phone and email lookups a month, then charges 8¢ each.
Read the PropertyRadar review
REsimpliBest for: Lists, calls and deals in one system
Every feature is on every plan, and the tiers add seats and skip tracing credits. At $299 it is the highest entry price of the eight tools we review, by a wide margin.
Read the REsimpli reviewEach comparison prices real months of work on both tools and says when neither one fits.
We may earn a commission when someone subscribes through our links. That is how the site is paid for, and it is the obvious reason to distrust a review site. So here are the three rules we hold ourselves to, in public, where you can hold us to them.
A tool that pays us more does not move up the page, and a tool that pays us nothing does not move down it.
Not hedged, not "the only downside is that it is too powerful". A specific section on real limitations, and who should not buy it.
Propwire costs nothing to search and gets recommended anywhere it genuinely does the job. If the free route works at your volume, we say so.
Every one of these shows the manual county method in full before it mentions a paid tool. If the free route works at your volume, use it and keep the $99.
Five steps from the county record to a number you are allowed to call.
Notices of default, lis pendens and sale dates, from the recorder, the court and the legal notices.
From the estate filing to the executor: the court file, then the county record.
Liens, deeds and redemption, the county list, and reaching the owner before the sale.
Code violations, unpaid tax, liens, evictions and vacancy, and which office holds each.
Combining distress lists by parcel number in a spreadsheet, then what the tools automate.
Skip trace result
Several numbers, no promise which one works
IllustrationThere is no single best one, because they do different jobs. PropStream pulls nationwide county records at a desk. DealMachine is built around driving for dollars from a phone. BatchLeads includes skip tracing in every plan. PropertyRadar monitors properties for changes and publishes its coverage county by county. REsimpli is a CRM that also pulls lists and skip traces them. Propwire is free to search and download.
Propwire. Searching, comps and list downloads are free, up to 10,000 properties a month, and signing up needs no card. Skip tracing is not free: it costs 10 cents per successful match, or comes with the $119 Gold plan at 10,000 a month. So the free part covers finding properties and pulling lists, and the paid part starts where phone numbers do.
Not if you start with direct mail. County records list the owner name and mailing address, which is all a letter or postcard needs. Skip tracing adds phone numbers and email addresses, so it starts to matter when you want to call or text owners.
We cannot rank them on it, because that means checking every county and we have not. PropStream, DealMachine, BatchLeads, REsimpli and Propwire each state coverage in all 50 states. PropertyRadar goes further and publishes a coverage table for every state, county by county, and it shows real gaps, such as foreclosure records in 42 of the 75 counties in Arkansas. Check your own county before you subscribe.
It depends on the plan more than the tool. BatchLeads includes it with each lead, 10,000 leads a month on its $119 plan, then 4 cents a lead. PropertyRadar includes 250 contacts a month on its $119 plan, then charges 8 cents each. PropStream charges 12 cents per contact on its $99 plan and bundles it from the $199 tier. Propwire charges 10 cents per successful match, or includes 10,000 a month on its $119 Gold plan. DealMachine draws contact data from the monthly data credits each seat carries. REsimpli includes 10,000 credits a month on its $299 plan. Its pricing page sells more at 15 cents a record, but its Terms say tracing stops until the next billing cycle.
No. They are built on US county assessor and recorder records, so outside the US there is nothing for them to search.
Sometimes. Some links on this site are paid links, and if you subscribe through one we may earn a commission. That never changes the order tools appear in, and every review states what the tool is bad at.
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