Learning to find out who owns a property may seem like an obscure assignment, especially as the vast majority of properties for sale can now be viewed on various MLS (multiple listing service) platforms. However, it is a far more common issue than you might think.
In this quick guide on how to find out who owns a property, we'll discuss some of the most common routes for finding and verifying ownership details and some simple steps to conduct a successful search.
Property Ownership & When Learning How to Find Out Who Owns a Property is Needed
Before worrying about how to find out who owns a property, it's essential to know why you may need this information. Likewise, it's necessary to be familiar with real estate ownership in America.
The real estate industry in the USA is valued at US$119.80tn in 2024. Meanwhile, property deeds determine legal ownership. Property may cover land, buildings, and attachments, while deeds are used to transfer ownership from the grantor to the grantee legally. If they go through a court, they are classed as "official," whereas "private" deeds have been executed in a deal between the buyer and seller.
As a prospective grantee (buyer), a general warranty deed is the preferred solution as it gives you the most protection. However, special warranty deeds and quitclaim deeds are also possible, although they give you less security against any prior claims relating to the land.
Over 4 million units are sold annually in the USA. While most deed changes occur through traditional routes, prospective buyers or land developers may start the acquisition process by searching for the current owner. Here are some situations in which taking this proactive method may be required;
- You are interested in buying a property or land that is seemingly not listed for sale.
- There is a "for sale by owner" sign on a property and you'd like to buy it from this private seller.
- You have a similar property in the area and want to do some added research.
- To conduct further study and gain key insights ahead of a housing development or subdividing land.
- You want to contact the owner about something happening on their land.
- To confirm that the person you're talking to about a purchase is the current owner.
Knowing that you want to contact the current owner is one thing, but understanding how to find out who owns a property is another. Some of the best are detailed below.
Online Ownership Searches: How to Look Up Who Owns a Property
When wanting to find the details of who owns a property, an online ownership search should be the first option. While it won't always deliver the answers you need, there is a possibility that you'll get them within minutes. Given that it also doesn't cost you a single dollar, it has to be worth a try.
County Records Property Search
It greatly depends on the quality of the website and its records, but searching the County's property records should be your first stop. Search "[county name] [state name] property record search" to get started. I'll walk you through an example for Butler County, Ohio.
First, I'll search "Butler County Ohio property record search," and Google will return these choices:
Depending on the County, you'll likely see a few results. You'll need to do your best to determine which county site is the one with property records. Some counties make this easy, while others are far less organized. For our example, click address search (because we don't know the owner's name, we can't use that search).
I've entered a random house address (use your address here) I found on Google Maps, like so (you can also search by parcel ID):
I click search, and instantly, I get all of the ownership information about this property on the next screen:
I've covered up the owner's name in blue. If I scroll down, I will see detailed information such as tax records, land survey results, zoning, and property size.
This was a very straightforward example, and many counties will be like that. However, every County is different, and your results will vary wildly depending on the County's website.
If you haven't had any luck using the County's website, you can try a quick search on Google for "who owns [insert property details]." You might get lucky, and something pops up in the search results. Visiting the company website may also help you find the relevant property owner details for commercial properties.
Still no luck? Read on for a few more options (albeit more challenging than county website searches).
Utilizing Public Records
Online searches may direct you to public records. However, there are other ways to access them. Completing a Title Search is something that the real estate lawyer usually does on behalf of a buyer. However, taking the DIY route makes sense when you want to search for the property ownership details.
If you have not found what you wanted online, visiting the local library might be worthwhile. In addition to granting access to public databases, they may have physical records of real estate assets sold long ago and other reference materials.
You can also visit the land registry office in the County where the property is located. The clerk or county recorder can give you information about who owns the property, the description shown on the register, and any restrictions or rights that exist on the land. Keep in mind if the land is in a trust, finding the owners name can be more challenging.
Contacting Tax Assessors
When trying to find out who owns a property, you should consider more than just the records of property deed ownership or transfers. Property taxes are an ongoing expense and responsibility that the property owner must not ignore. As such, this creates another record you can access to discover the owner's details.
County tax assessors record how much tax is paid on a property and, more importantly, who pays it. This will be the property owner, whether it is an individual or a company. To find the relevant person, search for "tax assessor [insert county name]" of the property location.
If you cannot find the information this way, City Hall is the best place to find it. Some will have inline search databases, while physical copies are also available in virtually all locations. However, there is a small fee to cover the cost of printing and materials when using the latter service. It is unlikely to be more than a few dollars.
Contacting the local tax assessor's office is an excellent option because it also helps you learn about the tax costs, which is valuable data when hoping to make an informed decision about proposing to buy a property. Similarly, it gives you a good indication of the tax costs if considering other real estate opportunities in the area.
Hiring a Title Company
The method used to look up who owns a property isn't overly important. The key element is to get the data you need in the fastest and most convenient way. This will enable you to implement the next steps before anyone else while also preventing the risk of losing enthusiasm due to the energy used to locate an owner.
Hiring a title company is another popular choice. They are specialists in this arena and can quickly locate the ownership details of any property listed. In addition to title ownership, they can provide insights into the property's history and liens.
While title searches may cost $100 - $200, it is a tiny fee compared to what you will spend when pursuing a purchase. Likewise, it is a small charge for accurate results if your online search was fruitless - not to mention the time savings compared to going alone. They are primarily done when closing home loans, but title searches can be used for your research.
It is a way to prove ownership and check that the title has no issues that could hold you back. If you don't trust the legitimacy of the data you found for yourself or want a more convenient way to identify the current owner, getting a professional to help is ideal. Experts are used in many aspects of the real estate purchase. This is just another.
Tips for Successful Searches
When looking at how to look up who owns a property, remember the following tips for success;
- Focus on local searches, tax assessors, title companies, or public records holders.
- If the property was sold after the date of the entry you've found regarding the ownership, it's outdated.
- When conducting multiple searches, maybe for a business, consider using PropertyShark or another record search service.
- If a probate dispute or LLC ownership is involved, concede hiring a real estate attorney.
- Always have the property's zip code on hand when starting a search.
Conclusion: Next Steps
Before you can make an offer on a property that isn't listed on an MLS, you must know who to contact with your proposal. Now that you know how to find out who owns a property via DIY or professional methods, you should not hesitate to get the information you need. In most cases, it's a simple process with same-day results.
Whether you subsequently look to buy the land or inform the owner about something of interest to them, having this info will allow you to take the following steps confidently. Contact our friendly team today for further advice on the process and related matters.
