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Real estate investing software, judged on what it actually returns.

The 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.

Price your month How we test
6 tools compared 0 paid placements $0 to read any review Updated November 2026

What each investor tool is best and worst at

What each one is genuinely good at, and where it falls down.

PropStream

$99/mo Best forNationwide county records at a desk
Not forAnyone whose workflow is mostly on a phone Skip tracing12¢ per contact Read the PropStream review

DealMachine

$119/seat/mo Best forDriving for dollars
Not forAnyone who wants to try before paying Skip tracingIn data credits Read the DealMachine review

BatchLeads

$119/mo Best forList stacking and dialing
Not forCalling that depends on fresh numbers Skip tracingIncluded Read the BatchLeads review

Propwire

Free Best forFree searches and list downloads
Not forAnyone who needs a CRM, or works from a phone Skip tracing10¢ per match Read the Propwire review

PropertyRadar

$119/mo Best forCalifornia and the West
Not forVolume calling, or counties its own tables show as thin Skip tracing250/mo, then 8¢ Read the PropertyRadar review

REsimpli

$299/mo Best forLists, calls and deals in one system
Not forYour first year, before the leads exist Skip tracing10,000/mo included Read the REsimpli review

Point at a card to see who it is not for.All reviews

All six property data tools, compared on price and coverage

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.

ToolEntry priceSkip tracingFree trialiOS appG2CoverageReview
PropStreamNationwide county records at a desk $99/mo 12¢ per contact 7 days 3.07179 ratings No reviews All 50 states Review of PropStream
DealMachineDriving for dollars $119/seat/mo In data credits None 4.795,003 ratings No reviews All 50 states Review of DealMachine
BatchLeadsList stacking and dialing $119/mo Included 7 days 4.67723 ratings 4.8 147 All 50 states Review of BatchLeads
PropwireFree searches and list downloads Free 10¢ per match Free tier 5.004 ratings No reviews All 50 states Review of Propwire
PropertyRadarCalifornia and the West $119/mo 250/mo, then 8¢ 5 days 4.4052 ratings 4.5 35 Nationwide, uneven by county Review of PropertyRadar
REsimpliLists, calls and deals in one system $299/mo 10,000/mo included 14 days 4.89387 ratings 4.8 415 All 50 states Review of REsimpli

Entry-tier list prices checked November 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 a month of skip tracing costs on each tool

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.

2,000
People on the account
  1. $119 BatchLeads Growth
  2. $119 DealMachine Basic
  3. $119 Propwire Gold
  4. $129 PropStream Essentials + Connect
  5. $259 PropertyRadar Solo
  6. $299 REsimpli Solo

At 2,000 owners a month for one person, the smallest published bill is $119, a tie between BatchLeads, DealMachine and Propwire.

  • Propwire At most: billed per successful match

List prices from each vendor’s pricing page, read November 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.

Two tools at a time, priced side by side

Each comparison prices real months of work on both tools and says when neither one fits.

DealMachine $119/seat/mo BatchLeads $119/mo Priced per seat against priced per team BatchLeads $119/mo PropStream $99/mo One owner, two price lists, and the month each one wins DealMachine $119/seat/mo Propwire Free Free at a desk, $119 in the car PropertyRadar $119/mo PropStream $99/mo When $20 more a month is worth paying Carrot $119/mo REsimpli $299/mo A website with a CRM, or a CRM with a website REsimpli $299/mo PropStream $99/mo What REsimpli’s $299 replaces, and what it does not DealMachine $119/seat/mo PropStream $99/mo $119 against $99, and bills that flip with the job What to use instead Alternatives to BatchLeads, DealMachine, PropertyRadar, PropStream and REsimpli, matched to the reason you would switch. All comparisons

Why commission never sets the ranking order

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.

  1. Commission never sets the order

    A tool that pays us more does not move up the page, and a tool that pays us nothing does not move down it.

  2. Every review says what it is bad at

    Not hedged, not "the only downside is that it is too powerful". A specific section on real limitations, and who should not buy it.

  3. Free tools get a fair hearing

    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.

Read the full methodology

How to pull the same county data free

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.

  1. How to skip trace a property for free, and where the free method stops

    Five steps from the county record to a number you are allowed to call.

  2. How to build a list of pre-foreclosures from county records, for free

    Notices of default, lis pendens and sale dates, from the recorder, the court and the legal notices.

  3. Probate real estate leads: how to find them in court records and reach the executor

    From the estate filing to the executor: the court file, then the county record.

  1. How to buy property with delinquent taxes: liens, deeds, and the owner before the sale

    Liens, deeds and redemption, the county list, and reaching the owner before the sale.

  2. How to find distressed properties in public records, and which office keeps each sign

    Code violations, unpaid tax, liens, evictions and vacancy, and which office holds each.

  3. List stacking: how to combine lead lists in a spreadsheet, and when a tool is worth it

    Combining distress lists by parcel number in a spreadsheet, then what the tools automate.

All guides

Questions about real estate investing software

What is the best real estate investing software?

There 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.

Is there a genuinely free alternative to PropStream?

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.

Do I need skip tracing if I am just starting?

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.

Which tool has the best county coverage?

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.

How much does skip tracing really cost?

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.

Are these tools useful outside the US?

No. They are built on US county assessor and recorder records, so outside the US there is nothing for them to search.

Do you get paid for these reviews?

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.