Consistent Listings builds probate and inherited homes listing leads by running YouTube ads to executors and heirs in your zip codes while they search how to sell an inherited house, then a US-based ISA team calls each lead within minutes and books the qualified ones as in-person appointments. Most agents sign two to three listings in their first 100 days, and we guarantee at least one in writing or your money back.
- Executors search the probate process for weeks before they search for an agent, so the ad has to answer the process question first.
- YouTube targets by zip code, household income bracket and search intent, which portal sites and list vendors cannot replicate.
- Our US-based ISA team asks about letters, heirs and timeline before it books, so you only drive to estates that can actually sign.
- Inherited homes are typically long-held and mortgage-free, which is why one probate listing often outperforms the price point alone.
- The 100-day guarantee applies to probate campaigns the same way it applies to every seller niche: a signed listing or a full refund.
What executors and heirs search before they call an agent
An executor rarely opens with a search for an agent. They open with the process. The ad has to meet that question first, often months before the agent search starts.
The phrases below are the ones a probate campaign is built around. Each gets its own line in the video.
| Search phrase | Intent stage | What the ad says |
|---|---|---|
| how to sell an inherited house | research | If you just inherited a house, here is the order things need to happen in, from the court paperwork to the closing table. |
| can I sell a house before probate is complete | timing | In most states you can list and accept an offer once the court appoints you. Here is what you need in hand before you sign anything. |
| selling a house in probate | research | A probate sale has two or three extra steps a normal sale does not. Here is what they are and how long each one typically takes. |
| how long does an executor have to sell a house | timing | There is usually no hard deadline, but every month the house sits costs the estate money. |
| what is my parents house worth | valuation | Pricing a home you did not live in is harder than it looks. Here is how I value an inherited house for the estate and the heirs. |
| selling inherited house with siblings | research | Three heirs, three opinions. Here is how I keep every heir informed so the sale does not stall. |
| selling inherited property from out of state | research | You do not have to fly in for every step. Here is how I handle the clean-out and the closing when the executor lives far away. |
| letters testamentary sell house | timing | Once the court issues your letters, you can move. Here is what happens in the first two weeks after that. |
The timing-stage phrases matter most for booking speed. A homeowner who has already typed "letters testamentary sell house" is close to acting; the one searching "selling a house in probate" months earlier will remember the face that answered the question first.
Why probate lead lists and mailers do not turn into listings
"I paid for a probate list and by the time I mailed it, the house was already listed with someone else."
Court filing lists are sold weeks after the filing, and every agent in the county buys the same list the same week. Speed to the mailbox never beats speed to the search bar.
"I sent letters to executors for a year and got two angry calls and no listings."
Unsolicited mail to a grieving family reads as ambulance chasing, and the executor never asked to hear from anyone. A YouTube ad the executor chose to watch starts from the opposite place.
"The estate attorneys I know already have an agent they refer to."
Attorney referral pipelines go to one or two long-standing relationships, and a new agent sits last in line no matter how good the pitch.
"I got the listing, then four siblings argued about the price for six weeks."
Without one point of contact and a written plan for the heirs, every pricing decision reopens the family conversation. A probate campaign works because the executor sees the same face and the same explanation the whole way through, which is also what appointment setting for probate listings is built to protect.
The system, fitted to probate and inherited homes
01 Deploy what already works
We take the seller ad framework already producing listings across every market we run in and fit it to inherited homes in your zip codes. You record once, off a script we write, in about an hour. The probate script answers the process question first and introduces you second.
02 Precision targeting
We reach homeowners in your zip codes who are searching the phrases in the table above, plus the wider "what's my home worth" and "sell my home" audience. Targeting is by location, search behaviour and household income bracket, never by bereavement or family status.
03 ISA qualification
Our US-based team, Appointment Setting, calls every lead within minutes. On a probate lead the first call opens gently: it confirms who is appointed, how many heirs are involved and whether the house is empty, before it asks for anything else.
04 You close
A qualified appointment lands in your calendar with the estate's stage, the heir count and the timeline already written up. The full YouTube ads for probate listings campaign usually live within about a week of your recording, sometimes inside 72 hours, and the 100-day clock starts then, not on signing day.
Targeting executors and heirs on YouTube
Probate targeting is built from location and behaviour, never from who someone is. The geography is your zip codes, sized to one agent per market of roughly 250,000 to 750,000 people, weighted toward established neighbourhoods where long-held housing stock and estate sales are common.
The signals we build on: search intent for how to sell an inherited house, selling a house in probate and can I sell a house before probate is complete; search intent for what's my home worth in your zip codes; homeowner status; and household income bracket. We exclude renters and licensed agents from every campaign.
Targeting uses location, search behaviour and income bracket only. We never target by age, family status, religion, national origin, disability or any protected characteristic, and the creative is written for every homeowner and every executor, not a demographic.
Probate filings run year round with no strong season. Listings cluster 3 to 9 months after the court appointment as executors clear the house, so the campaign stays steady when a seasonal niche would go quiet.
What our ISA team asks executors before booking
A probate appointment only counts if the person on the phone can actually sign. The team confirms that before anything goes on your calendar.
| Question | What a good answer sounds like | What we do not book |
|---|---|---|
| Are you the executor or administrator, or is that someone else? | I am the executor, or the family has asked me to handle the house. | Nobody has been appointed and the family has not decided who is handling it |
| Has the court issued your letters yet? | Letters are issued, or the hearing is scheduled in the next few weeks. | No petition filed and no attorney involved yet |
| Is the plan to sell, or is an heir thinking about keeping it? | The estate is selling; nobody wants to keep it. | A sibling is living in the house and has not agreed to sell |
| How many heirs are there, and are they on board? | Two or three, and everyone agrees. | A contested will or an heir refusing to communicate |
| Is the house empty now, or still full of belongings? | Empty, or being cleared in the next month. | No plan to clear the house and no date in mind |
| Are you working with a probate attorney? | Yes, and they have said we can list once letters are in hand. | The attorney has said the sale must wait for a court order months away |
| Have you signed with another agent or accepted a cash offer? | No. | Already under contract with an investor |
When the answers line up, the appointment goes on your calendar with the notes attached. When they do not, the lead stays in nurture until the estate moves.
What a qualified probate and inherited home listings appointment looks like
The trigger here is usually the same: a death in the family where the home was in the decedent's name alone, so it must pass. Our US-based ISA team picks the call up, not you. They dial in an average of 48 seconds and work a 10-point qualification before anything reaches your calendar. 95% of what they book shows up.
These are the points that decide it for probate and inherited home listings.
| What the team confirms | What gets it booked | What gets it declined |
|---|---|---|
| First, I am sorry for your loss. Are you the executor or administrator of the estate. | I am the executor, or I am the person the family has asked to. | Nobody has been appointed and the family has not decided who is handling it. |
| Has the court issued your letters yet, or is the petition still pending? | Letters are issued, or the hearing is scheduled in the next few weeks. | No petition filed and no attorney involved yet. |
| Is the plan to sell the house, or is one of the heirs thinking about keeping. | The estate is selling; nobody wants to keep it. | A sibling is living in the house and has not agreed to sell. |
| How many heirs are there, and are they all on board with selling? | Two or three, and everyone agrees. | A contested will or an heir refusing to communicate. |
| Is the house empty now, or is it still full of belongings? | Empty, or being cleared in the next month. | No plan to clear the house and no date in mind. |
What usually gets one declined is the same thing that makes it hard work: [object Object]. Before you drive out you get the recording, the transcript and a written brief on motivation, timeline and price expectation.
What agents ask before they start with probate listings
"Probate takes a year. These people cannot list for months." Many executors can list once letters are issued, and the search starts the week of the death. Our ISA team qualifies where the estate stands in the process and only books executors who can act inside your 100 days. A signed listing agreement with an executor counts toward the guarantee.
"I already buy probate leads." Those lists are public filings sold to every agent in the county after the fact. These are executors who searched for help, watched you, and asked to be called. Nobody else gets the lead.
"It feels wrong to advertise to grieving families." The ad is an explainer the executor chose to watch while searching how to sell an inherited house. It is the opposite of a cold letter to a mailbox, and nobody is contacted who did not ask.
"What if the estate goes to a cash buyer instead?" Some will. The ones who watched you explain why an as-is listing usually beats the first cash offer are the ones our team books. If you show up and do not sign a listing in 100 days, see how the 100-day guarantee works and get a full refund.
Probate and estate sales in Canada
Ontario copy uses estate trustee, not executor, and Certificate of Appointment of Estate Trustee instead of letters testamentary. Say probate fees or estate administration tax instead of court fees; British Columbia uses grant of probate and probate fees, and Quebec notarial wills often avoid probate entirely.
Canada has a deemed disposition at death and a principal residence exemption rather than a stepped-up basis, so any tax question routes to the heir's accountant rather than to the script. The math above runs in CAD for Canadian clients, and Appointment Setting, our US-based ISA team, still calls Canadian numbers the same way it calls US ones: within minutes, with the same 10-point qualification.
Related reading:
Questions, answered
How do real estate agents get probate listings without buying lists?
Agents get probate listings by reaching executors and heirs while they search the process, not after a court filing becomes public. A YouTube ad targets zip codes and search intent for phrases like how to sell an inherited house, and Appointment Setting, our US-based ISA team, calls each lead within minutes to confirm who is appointed before booking an appointment.
Can an executor sign a listing agreement before probate is complete?
In many states an executor can list and even accept an offer once the court issues letters testamentary or letters of administration, well before the estate fully closes. Independent administration states move fastest; supervised states or a required court confirmation hearing can add weeks. The exact rule always depends on the state, so the ISA team confirms where each estate stands before booking.
Is it legal to advertise real estate services to executors and heirs?
Advertising to executors and heirs is legal as long as the targeting is based on location, search behaviour and income bracket rather than any protected characteristic. Consistent Listings never targets by age, family status, bereavement or national origin, and the ad reaches someone who chose to watch it while researching, which is different from a cold mailer to a public filing list.
How does an ISA qualify a probate lead over the phone?
An ISA qualifies a probate lead by confirming who is appointed, whether letters have been issued, how many heirs are involved and whether they agree to sell, and whether the house is empty. Only leads that clear those questions and can commit inside your window go on your calendar, which keeps drive time focused on estates that can actually sign.
What is the difference between a probate sale and a trust sale for an agent?
A probate sale runs through the court, which appoints an executor or administrator and can require confirmation hearings that add weeks. A trust sale is handled by a successor trustee winding up a living trust, usually without court involvement, so the timeline is shorter. Both are inherited-home sales, but the trust sale typically moves to listing faster.
How do I get probate listings in Ontario or British Columbia?
Ontario and British Columbia probate listings work the same way as US ones, targeted to executors and heirs by zip code and search intent rather than by court filing lists. Ontario uses estate trustee and a Certificate of Appointment; British Columbia uses grant of probate. Appointment Setting, our US-based ISA team, calls Canadian numbers and runs the math in CAD.
Ready for your first listing?
Get 2 signed listings in your first 100 days. YouTube ads to homeowners in your zip codes, a US-based ISA team that books the qualified ones, and a full refund if you do not sign a listing in 100 days.