Probates...Start Mailing Right Away or Wait?

Question

Probate Marketing Question...

I'm currently marketing to probates. My first piece is being mailed about 6 months after the probate has been filed. Thought process is hopefully most of the other investors have become impatient and moved on and my consistent marketing will be the one they see every month.

What timing has worked best for others? Do you begin mailing the month the probate is filed, and every month thereafter? Or do you wait a bit, 3-6 months after filing? Thanks for the feedback.

Mark Pedroza · Answer

You'll want to mail to the PR as soon as the Petition for Probate has been filed and published @Shawn Hershberger

The Personal Representative has already been confirmed by the court to represent the decedents estate as the Probate Administration has started..

If the Personal Representative has supplied an e-mail address this will save you on postage. Up until the property has been sold or if the PR has requested to cease mailing or phone call(s) is when you should stop..

To save on purchasing a list Account Closed maybe consider going to the county court house and view the Calendar of Actions or Tentative Rulings board.

Keep mailing until you get a response...

Sharon Vornholt · Answer

Hi @McKinley Crowley!  Here's my rule on probates and truthfully most other niches.

I mail until I buy the house, someone else buys the house or they come off my list for some reason.

I've bought a lot of houses in probate at around the 1 year mark.  You have to position yourself so that you be there when THEY are ready to sell. (They will almost always have to sell the property.)

You just don't know when folks in probate will be ready to sell the property.  It just takes some people longer to move forward.

Jerryll Noorden · Answer

I think anyone into DMM will tell you to mail immediately, and then mail them again in 1 to 3 months or so, and then mail again.

I HATE DMM and I refuse to become a mortal again and ever do that again.

What I WILL tell you though... get a website, make it credible, BEFORE you do ANY marketing!

This will increase your conversion BIG time!

Michael Ablan · Answer

@Shawn Hershberger -  I agree with @Jerryll Noorden.  I do a lot of DMM and am constantly told that they get my letters and immediately do one of three things.

1.) Go to the website I list on the letter

2.) Look me up on zillow

3.)  Call the board of realtors to confirm who I am

Since I'm a broker, I have a presence outside of my website.  However, most people aren't brokers, so having a credible web presence is very important.  Tons of people who call tell them they would have thrown the letter away had they not been able to verify who I was before calling.

Sharon Vornholt · Answer

Account Closed

What’s the niche? Unless it’s something on a time table where there is a definite end (like a foreclosure), I keep mailing. I’ve bought houses from absentee owners after 3 years. Was it worth it? Heck yes. 36 postcards at about 50c each so around $18 total cost. I made 12k on that deal.

Ehsan Rishat · Answer

Account Closed you should not wait that long after the probate has been filed. They are motivated sellers and are willing to sell quickly. I understand there's a huge competition but your competitors will stop mailing after 1-2 touches and you can stand out from them by continuously mailing another 4-5 time. Remember, you're working on the seller's timeline, not yours. When you're doing the first touch, they might not be ready to sell but being persistent will surely get you deals in 3-4 touches. Additional tips: Professional sounding white letter delivers the best result for probate properties.

Sharon Vornholt · Answer

@Shawn Hershberger

You should start mailing as soon as the estate is opened. That's a sign that they are ready to move forward with "the business" of settling the estate.  That person may have passed away recently or months ago. It really doesn't matter.

I have bought houses in those first few months. I have also bought houses months down the road and even close to a year down the road.  Here's the secret; mail everybody, every month as long as the house is available.

Sharon Vornholt · Answer

You definitely need a website before you start mailing. The first thing someone does is check you out online. Building a strong online presence is critical to your success.

Sharon Vornholt · Answer

For everyone that mentioned personalized white computer generated letters for probates, they get so much better results than yellow letters. Your marketing should look professional.

Account Closed · Answer

@Sharon Vornholt

I’ve been meaning to message someone on here that’s been doing this longer than me. Once you buy a list do you ever stop mailing to them as long as they don’t respond with the take me off your list? I’ve got some people on my list that I’ve been mailing to for 2 years or about 10-15 times. Some people say 6-8 and then stop mailing to them. Are you saying you keep mailing to them forever and ever amen? ( showed my age with a little Randy Travis lol) just curious as my target market only has around 3000 leads. I agree that multiple touches are needed. Many of my calls have came in touch 5-7. Waiting to hear your response.

Probates...Start Mailing Right Away or Wait?

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