Montgomery County, MD Real Estate Lead Lists: Probate, Pre-Probate, Inherited, Evictions, Code Violations, Pre-Foreclosure and Divorce Lists (2026 Guide)
Share
Montgomery County, MD real estate lead lists are files that connect property owners to a recorded event: a death, an estate, an inherited deed, an eviction case, a housing code notice, a lender's pre-foreclosure step or a divorce filing. Investors, wholesalers, agents and attorneys' marketers use them to reach motivated sellers in Rockville, Silver Spring, Bethesda and Gaithersburg. ListCentral.US lists seven types for the county, from $0.14 to $0.15 per record. Start with a free sample.
At a glance: Montgomery County real estate lead lists
- Types in stock: probates, pre-probates, inherited property, code violations, evictions, pre-foreclosures and divorce. No foreclosure-sale list is currently listed for this county.
- Coverage: Montgomery County, Maryland, one county per file. ListCentral covers 2,000+ US counties.
- Where the records start: the Circuit Court for Montgomery County and its Register of Wills, the District Court, county and city code offices, and the land records.
- Delivery: digital files that open in Excel and Google Sheets and import into most CRMs, sold by week or month, so you buy what you need, when you need it.
- Refresh: data is updated daily, and weekly files are refreshed by the close of Thursday.
- Price from: $0.15 per record for probates, pre-probates, inherited, pre-foreclosures, divorce and evictions; $0.14 per record for code violations.
- Add-ons: skip tracing (Standard $0.10, Premium $0.15 per record) and do-not-call scrubbing on request.
- Try first: free samples of records.
A straight word on volume. Eviction listings for Montgomery County are tiny, some holding only a handful of records, so use that file as a supporting signal and not as your main pipeline. Pre-foreclosure files are sold monthly and show no record count. The estate, code and divorce files carry the clearest counts.
How Montgomery County's records system fits together
Each Montgomery County lead type starts as a filing with a different office. Knowing which one tells you what a row can prove, and what it cannot.
1. The Circuit Court, the Register of Wills and the District Court
The Circuit Court for Montgomery County sits at 50 Maryland Avenue in Rockville. It holds family cases such as divorce, and it hears foreclosure actions. Estates are different. The Maryland Judiciary describes the Register of Wills as the office where you file paperwork to open an estate, and it lists Montgomery among three counties (with Harford and Howard) where Circuit Court judges sit as Orphans' Court judges. So the estate office is the Register, and the judge for formal or contested matters is a Circuit Court judge.
Landlord-tenant disputes follow another path. The Judiciary says the District Court's jurisdiction includes all landlord-tenant cases, so evictions are not circuit court matters.
For public search, the Judiciary's court records page says Case Search provides public access to case records from the District Court and the circuit courts. Two limits matter for list building. The Judiciary says Case Search is a summary, not the official court record, and its own guidance says wills and estate files and land records are not on Case Search. Estates live with the Register of Wills, and deeds live in the land records.
2. County and city code enforcement
Housing code work in Montgomery County is split. The county's Department of Housing and Community Affairs (DHCA) handles complaints about the maintenance and condition of single family and multi-family residential rental property, and states plainly that it has no jurisdiction inside the municipalities of Gaithersburg and Rockville. Those two cities run their own code programs. A code file for this county therefore reflects more than one process, which is a good reason to match by parcel ID.
3. Land records and property data
Deeds, deeds of trust, liens and powers of attorney are recorded by the Circuit Court's land records office. The court's land records page says the state's MDLandRec system is currently free after you register, and that you can search by name, liber/folio or tax account number. Parcel and assessment data come from the state tax assessment office. Lead files lean on both: the court event supplies the reason, and the parcel record supplies the property.
Probate lists in Montgomery County
A probate list follows estates that have already been opened. In Maryland the Register of Wills opens most estates through an administrative proceeding that starts when an interested person files a petition for probate (Estates and Trusts section 5-301), and an interested person can ask for the more formal judicial route instead. Maryland also has a simplified small-estate track for estates worth $50,000 or less, or $100,000 or less when the surviving spouse is the only heir or legatee (section 5-601).
The newest Montgomery listing describes these columns: file date, deceased name, case number, property and mailing address, parcel ID, assessed value, bedrooms, bathrooms, year built, property use, plus the petitioner, executor, administrator or survivor and the attorney where available. Phone numbers and emails are not included by default.
Read the full guide: Probate lists in Montgomery County, MD. Collection: probates.
Pre-probate lists in Montgomery County
Pre-probate sits earlier on the timeline: an owner has died, but no estate is open yet. The Judiciary explains that a person who dies with a will leaves a document that must be filed with the Register of Wills in the county where the decedent lived, and that an estate needs a personal representative when assets sit in the decedent's sole name.
The listing describes a weekly CSV or Excel file of recently deceased property owners whose estates have not entered probate. Columns include deceased name, date of death, property and mailing address, parcel ID, property value, bedrooms, bathrooms, year built, property use and an heir or survivor name where available. The description does not say which public record supplies the date of death, so check the free sample. These are among the most sensitive records in the set, so write gently.
Read the full guide: Pre-probate lists in Montgomery County, MD. Collection: pre-probates.
Inherited property leads in Montgomery County
Inherited property leads start after a transfer is on paper. Under Estates and Trusts section 1-301, a decedent's property passes to the personal representative, who holds legal title for administration and distribution. The heir usually reaches the deed later, so a recorded transfer can trail the death by a long stretch. Property held jointly with survivorship passes outside the estate, which is why a deed-based file catches transfers a court-filing list never sees.
The inheritance listing is built from estate transfer and deed records and shows the property address and parcel number, the deceased owner, the heir (grantee), the transfer date, assessed value, estate status, mailing address, years held and property type with lot size. It is sold as monthly files. The August 2026 listing states 2,406 records, which makes it the deepest file in this guide. Maryland charges an inheritance tax of 10 percent of clear value (Tax-General section 7-204), but section 7-203 exempts many recipients, including spouses, children, parents, grandparents and siblings, so never assume it applies to a given heir.
Read the full guide: Inherited property leads in Montgomery County, MD. Collection: inherited property leads.
Code violation lists in Montgomery County
A code violation list captures properties with enforcement notices. DHCA's own page says that when it finds housing code violations it issues a notice of violation to the owner. Urgent violations must be corrected within 24 to 48 hours, non-urgent ones within 30 days or less, and most uncorrected violations are subject to a $500 civil citation for each violation.
The newest Montgomery listing shows county name and state, file date, case number, document type, owner name, property address, mailing address, violation description and parcel ID. The listing says the records are drawn from municipal code enforcement notices, but it does not say which jurisdictions are included, so use the free sample to see whose notices appear before you assume coverage of any one city.
Read the full guide: Code violation lists in Montgomery County, MD. Collection: code violations.
Eviction lists in Montgomery County
An eviction record shows a landlord who has gone to the District Court to regain possession. Maryland recognizes three common grounds: non-payment of rent, breach of the lease, and a tenant holding over. For unpaid rent, the landlord must give the tenant a notice of summary ejectment at least 10 days before filing (Real Property section 8-401). Only the court can order possession, and the Sheriff carries it out. The Sheriff's page says the landlord must give the tenant written notice at least 14 days before the scheduled eviction, and that a warrant of restitution expires if no action is taken within 60 days.
The listing carries plaintiff (owner) name, defendant (renter) name, case number, document type, property address, mailing address, property characteristics, parcel ID and attorney information. It is priced per record from $0.15. The honest caveat is volume: recent listings hold between one and six records, so this is a thin file. Contact the owner, never the tenant.
Read the full guide: Eviction lists in Montgomery County, MD. Collection: eviction records.
Pre-foreclosure lists in Montgomery County
Pre-foreclosure is the early warning. Maryland law makes the lender go through steps before a court case can start. Under Real Property section 7-105.1, a notice of intent to foreclose must go out at least 45 days before an action to foreclose is filed on residential property, and the action may not be filed until the later of 90 days after a default or 45 days after that notice is sent. The Maryland Office of Financial Regulation describes the order to docket as the first court filing that starts the foreclosure process.
The Montgomery listing is a monthly file with owner name and property address, mailing address, assessed value, parcel number, property type and additional pre-foreclosure fields. Its description does not say which filing puts a property on the list, and it shows no record count, so look at the free sample first. The Montgomery County DHCA points to free, confidential foreclosure prevention help, and your outreach should respect that these owners are under real strain.
Read the full guide: Pre-foreclosure lists in Montgomery County, MD. Collection: pre-foreclosures.
Divorce lists in Montgomery County
Divorce lists follow absolute divorce filings in the Circuit Court. The Judiciary says a divorce, also called absolute divorce, is when a court legally ends your marriage, and that you can file in a Maryland circuit court if you or your spouse is a Maryland resident. The listed grounds are mutual consent, a six-month separation and irreconcilable differences. Montgomery County's Circuit Court handles these through its Family Department, which the court's pages describe as covering divorce, custody, child support, alimony and domestic violence.
The housing angle comes from the Family Law Article. Section 8-202 lets the court order a partition or a sale of jointly owned property and a division of the proceeds, and section 8-205 allows the court to transfer a jointly owned principal residence if the transferee obtains a release from the lien, or to authorize a buy-out. So a shared home is often a decision point.
The newest listing shows file date, defendant and plaintiff names, property owned, parcel number, case number, document type, property address, legal description, mailing address, property value, bedrooms, bathrooms, square footage, year built, property use and attorney name and address where available.
Read the full guide: Divorce lists in Montgomery County, MD. Collection: divorce.
Which Montgomery County list for which strategy
This table is reasoning, not performance data. Your buy box and budget decide the real answer.
| Strategy | Lists to start with | Why | Consider stacking with |
|---|---|---|---|
| Wholesaling | Pre-foreclosure, probate, code violations | Owners facing time or cost pressure who may take an off-market offer. | Pre-probate or evictions for extra signal |
| Buy-and-hold | Inherited, evictions, code violations | Heirs and tired landlords sometimes sell rental-ready or fixable homes. | Pre-probate for early access |
| Flips | Code violations, inherited, pre-foreclosure | Visible condition problems and tight timelines suit renovation projects. | Probate to find an authorized decision-maker |
| Agents | Probate, inherited, divorce | Families may want a trusted listing agent for a sale on a deadline. | Pre-probate for early relationships |
| Attorneys' marketers | Probate, pre-foreclosure, divorce | These households often look for legal help. | Check bar advertising rules before any outreach |
How to stack lists in Montgomery County
Stacking means checking whether one parcel shows up on more than one list. The estate lists are the natural trio because they describe one property at three points in time:
- Pre-probate: an owner has died and no estate is open. The heir is unclear, so this is the earliest and most delicate contact.
- Probate: the estate is open and a petitioner, executor or administrator is named. This is the person who can speak for the home.
- Inherited: a transfer is recorded and the heir holds title. This is the person who can sign.
A parcel that appears on pre-probate this month and probate next month tells you the family is moving through the process, so a short, kind letter at each stage can make sense. A house with a code notice and a pre-foreclosure record carries two pressures, so match on parcel ID and log which signals overlap. Because Montgomery code cases come from several offices, deduplicate by parcel. For the difference between a raw list and a worked lead, read lists vs leads in real estate.
Montgomery County lead list pricing
How much do real estate lead lists cost in Montgomery County, MD? Probate, pre-probate, inherited, pre-foreclosure, divorce and eviction lists start at $0.15 per record, and code violation lists start at $0.14. A file costs records multiplied by the per-record rate, so recent Montgomery listings ranged from $0.40 for a small weekly eviction file to $481.20 for a monthly inherited file.
| List type | Price basis | From rate |
|---|---|---|
| Probates | Per record | from $0.15 |
| Pre-probates | Per record | from $0.15 |
| Inherited | Per record | from $0.15 |
| Pre-foreclosures | Per record | from $0.15 |
| Divorce | Per record | from $0.15 |
| Evictions | Per record | from $0.15 |
| Code violations | Per record | from $0.14 |
Recent Montgomery County listings (2026)
| List type | Period | Records | Listed price |
|---|---|---|---|
| Probates | October 5-11 (weekly) | not shown | $2.20 |
| Probates | September 14-20 (weekly) | 31 | $6.20 |
| Probates | September (monthly) | 85 | $17.00 |
| Pre-probates | October 12-18 (weekly) | 9 | $1.80 |
| Pre-probates | September (monthly) | 28 | $5.60 |
| Inherited | August (monthly) | 2,406 (per listing description) | $481.20 |
| Inherited | June (monthly) | not shown | $47.60 |
| Code violations | August (monthly) | 379 | $75.80 |
| Code violations | August 17-23 (weekly) | 28 | $5.60 |
| Code violations | July (monthly) | not shown | $126.20 |
| Evictions | August (monthly) | 6 | $1.20 |
| Evictions | August 10-16 (weekly) | not shown | $0.60 |
| Pre-foreclosures | June (monthly) | not shown | $37.90 |
| Pre-foreclosures | March (monthly) | not shown | $37.90 |
| Divorce | August (monthly) | 73 | $14.60 |
| Divorce | August 31 - September 6 (weekly) | 15 | $3.00 |
These are dated listings, not guarantees. Check the Montgomery County search and the type collections for today's prices.
How discounts work
- Subscriptions: weekly or monthly plans, see the subscriptions page. No subscription prices are quoted here.
- Bundles: several counties or list types together, see combo deals.
- Volume: larger files lower the effective rate.
- Discount codes: they can bring a file to the from rate.
Worked example (illustration, not market data): 500 records at $0.15 is 500 x $0.15 = $75.00. Standard skip tracing at $0.10 per record adds 500 x $0.10 = $50.00; Premium at $0.15 per record would add $75.00. Do-not-call scrubbing is available on request. See the skip tracing page, and the Maryland real estate leads page for other counties in the state.
Compliance and respectful outreach
- Phone and text: the FTC says sellers covered by the National Do Not Call Registry must download it and remove listed numbers from their calling lists. Maryland's Commercial Law section 14-4502 also requires prior express written consent for solicitations that use an automated dialing system or a recorded message, bars calls between 8 p.m. and 8 a.m. in the called party's time zone, and caps calls at three in 24 hours on the same subject. The section has exemptions, so have counsel read it against your plan. Scrub before you dial.
- Foreclosure conversations: the CFPB lists warning signs of foreclosure rescue scams, such as upfront fees and pressure to sign. Ask a Maryland attorney which rules apply before you offer anything to homeowners facing foreclosure.
- Fair housing: never select or skip anyone because of a protected characteristic. The federal Fair Housing Act and Maryland's State Government section 20-705 both apply.
- Tone: these records mark a death, a lawsuit or a separation. Say who you are, be plain about your offer, and never invent urgency.
This is general information, not legal advice.
Common mistakes with Montgomery County lead lists
- Treating a record as a confirmed seller. It is a signal, not consent.
- Skipping the free sample and finding column gaps after purchase.
- Assuming one code office covers the county, when DHCA excludes Gaithersburg and Rockville.
- Calling numbers without scrubbing them first.
- Contacting tenants from an eviction file instead of the owner.
- Making an offer before a title check.
Montgomery County real estate lead lists: FAQ
How much do real estate lead lists cost in Montgomery County, MD?
On ListCentral.US, probate, pre-probate, inherited, pre-foreclosure, divorce and eviction lists start at $0.15 per record, and code violation lists start at $0.14 per record. File price is records multiplied by the per-record rate, so a small weekly file can cost a few dollars or less.
What Montgomery County lead lists are available?
Seven types are listed for Montgomery County: probates, pre-probates, inherited property, code violations, evictions, pre-foreclosures and divorce. Each comes from a different public record. Weekly and monthly periods are offered, and eviction listings are currently the thinnest. No foreclosure-sale list is listed for this county.
Which Montgomery County list is best for wholesaling?
No single list wins. Wholesalers commonly begin with types that show time or cost pressure, such as pre-foreclosure, probate and code violations, then add a second signal on the same parcel. Request free samples of two types and compare columns before you buy.
Is it legal to buy and use a Montgomery County lead list?
The underlying filings are generally public, and buying a prepared file is common. The legal questions are about how you contact people: federal and Maryland telephone rules, fair housing law and honest mail. This is general information, not legal advice, so check your own situation with an attorney.
How often are the Montgomery County lists updated?
ListCentral.US states that its data is updated daily. Montgomery files are sold by period: weekly files are refreshed by the close of Thursday, and monthly files are offered for several types. You buy what you need, when you need it, without a required plan.
Do Montgomery County lead lists include phone numbers and emails?
Listings describe owner names, property and mailing addresses and record details, not phone numbers or emails, so direct mail is the natural first step. Skip tracing is available as an add-on at $0.10 per record (Standard) or $0.15 per record (Premium), and do-not-call scrubbing is available on request.
Can I get a free sample of Montgomery County records?
Yes. ListCentral.US has a free samples page where you can request sample records, plus sample files for some types. Use it to check columns and address quality before paying.
What is the difference between probate, pre-probate and inherited lists?
They sit at three points on one timeline. Pre-probate follows a death before an estate is open. Probate follows estates opened with the Register of Wills. Inherited follows a recorded transfer, so the heir is already the owner of record. Each reaches a different person at a different stage.
Does an eviction filing mean the landlord wants to sell?
No. An eviction filing shows a landlord has gone to the District Court, and most simply want the unit back. It points to owners dealing with lost rent and legal costs, and some may welcome an offer. Contact the owner, never the tenant, and note that Montgomery eviction files are small.
Who handles code enforcement in Montgomery County?
The county's DHCA handles complaints about residential rental property, and says it has no jurisdiction inside Gaithersburg and Rockville, which run their own programs. Takoma Park has a city code office too. A file therefore reflects several processes, so check the sample for whose notices appear and match by parcel ID.
How does a Maryland foreclosure begin?
For residential property, a lender must send a notice of intent to foreclose at least 45 days before filing, and cannot file until the later of 90 days after default or 45 days after that notice. The order to docket then starts the court case. Pre-foreclosure files aim at this early window.
Can I build these lists myself from public records?
In principle, yes. The Register of Wills holds estates, the Circuit and District Courts hold cases, land records hold deeds, and county and city offices hold code cases. The catch is effort: sources are split, Case Search is a summary and not the official record, and every source needs its own matching and cleanup.
How does list stacking work?
Stacking means finding parcels that appear on two or more lists, such as a code notice plus a pre-foreclosure record, or the same home moving from pre-probate to probate to inherited. Overlap suggests more than one pressure or a clear stage, so those parcels often move to the front of your queue. Match on parcel ID or cleaned address.
Are there discounts, subscriptions or bundles for Montgomery County lists?
Yes. Weekly and monthly subscriptions, bundles of counties or list types, larger files and discount codes can reach the from rate. Subscription prices are not quoted in this guide, so open the subscriptions page, the combo deals page and the type collection for current options.
Related Montgomery County guides and collections
Montgomery County guides by list type
- Probate lists in Montgomery County
- Pre-probate lists in Montgomery County
- Inherited property leads in Montgomery County
- Code violation lists in Montgomery County
- Eviction lists in Montgomery County
- Pre-foreclosure lists in Montgomery County
- Divorce lists in Montgomery County
Collections and pages
- Probates, pre-probates, inherited property leads, eviction records
- Code violations, pre-foreclosures, divorce
- Search all Montgomery County products
- Free samples of records, subscriptions, combo deals, Maryland real estate leads, skip tracing, data formats
Ready to work Montgomery County?
Pick one list type, request a free sample, and buy only the period you need. ListCentral.US data is updated daily, and you can add types or switch to a subscription as your Montgomery County pipeline grows.
Sources
- Maryland Judiciary: Orphans' Court, Wills and Estates, District Court, Court Records, Divorce, Housing and foreclosure help
- Circuit Court for Montgomery County: Land Records, Family Department
- Montgomery County government: DHCA housing complaints, maintaining and repairing rental property, Sheriff evictions
- Maryland Code (mgaleg.maryland.gov): Estates and Trusts ss. 1-301, 5-301, 5-601; Tax-General ss. 7-203, 7-204; Real Property ss. 7-105.1, 8-401; Family Law ss. 8-202, 8-205; Commercial Law s. 14-4502; State Government s. 20-705, linked above where cited.
- Maryland Office of Financial Regulation: Mortgage foreclosure summary
- Federal Trade Commission: National Do Not Call Registry FAQs; Consumer Financial Protection Bureau: how to spot foreclosure relief scams; 42 U.S.C. 3604
- State register of wills and state tax assessment sites block automated access, so those records are described in general terms only.
General information, not legal advice. Prices and record counts in this guide are dated examples; check current listings.