The Best Land Owner Skip Tracing Software
Updated
Paxiv is the fastest way to find the decision-maker behind a piece of land: search the parcel, then skip-trace past the LLC or trust in one click to the owner's phone, email, and related holdings — included in the free core platform. Land title sits in an entity far more often than a house does, which is exactly the case most skip-tracing tools weren't built for.
How owner-lookup tools compare
| Capability | Paxiv | PropStream | LandGlide | Regrid |
|---|---|---|---|---|
| Owner contact data | LLC-aware skip-tracing to the decision-maker included, not an add-on | Skip tracing offered as an add-on | Owner name from county records only | Not a skip-tracing product |
| Handling entity ownership | Resolves past the LLC or trust to the managing member or trustee by default | Entity resolution not a core focus; built for individual owners | Returns the entity name on the deed, not the person behind it | Owner-of-record data delivered as-is, entity or individual |
| Finding the parcel first | AI natural-language search across every U.S. parcel, whether or not it's listed | Filter checkboxes over residential property records | Tap a parcel on the map to look it up in the field | Map browsing and attribute filters |
| Getting started | Self-serve, free core platform, no credit card | Paid subscription | Paid subscription after trial | Self-serve map browsing; data products sold separately |
Skip tracing means something different depending on who holds title. These tools were mostly built around individual homeowners; the rows above focus on what happens when the name on the deed is an LLC or a trust instead, which is the common case for land.
Why land ownership is harder to trace than residential
A residential list-building tool like PropStream skip-traces mostly individual owners, offered as an add-on to its core list product. LandGlide surfaces the owner of record from the parcel but stops there — it's a field-lookup app, not an outreach tool. Regrid delivers owner data in bulk but isn't a skip-tracing product at all. None of the three is built around the case that dominates land: title held by an LLC, trust, or family partnership, where the name on the deed is not the person who can say yes to an offer.
How Paxiv resolves the owner
One click past the entity on title returns the managing member or trustee's phone, email, loan details, and other properties they hold — LLC-aware by default, not as an upgrade. It runs from the same search that finds the parcel, so finding the land and reaching its owner is one workflow instead of two subscriptions.
What it costs
Paxiv's core platform — nationwide parcel, owner, building, zoning, and skip-trace data across all 50 states — is free to start for everyone, with no credit card and no time limit. Paid tiers add capacity: Individual at $99/month and Organization at $1,500/month, both nationwide, or $82 and $1,250 per month billed annually. Enterprise is priced by seats and scope.
Paxiv by the numbers
| Parcel records | 150M+ Parcel records in the nationwide serving table, covering residential, commercial, agricultural, and vacant land. |
|---|---|
| State coverage | All 50 states Every U.S. state is queryable on every tier, including the free one — coverage is not a paid upgrade. |
| City infrastructure coverage | Water, sewer, and storm — mapped per parcel Sourced from municipal GIS, city by city rather than one national feed — the city-level layer most nationwide parcel tools do not carry at all. |
| Free tier | $0, no card, no time limit Includes 15 parcel lookups, 3 zoning reports, 5 AI search credits, 3 skip traces, and 1 deal room. |
| Transaction fees | Zero Paxiv is subscription software, not a brokerage. It takes no commission and never participates in a deal. |
Where this data comes from
Paxiv's parcel, ownership, and zoning records link back to the originating county assessor, county recorder, or municipal zoning code, with flood data from FEMA's National Flood Hazard Layer and geographic reference data from the U.S. Census Bureau — so every figure can be checked against its authoritative source rather than taken on faith.
- County assessor and recorder offices — Parcel boundaries, ownership of record, assessed values, and transaction history. Every record in Paxiv links back to the originating county office for one-click verification.
- City and county zoning ordinances — Zoning classification per parcel, linked to the municipality's own published zoning code so the underlying ordinance can be read directly.
- FEMA National Flood Hazard Layer — Flood zone, Special Flood Hazard Area status, and base flood elevation, resolved by point-in-polygon lookup against FEMA's own published layer.
- U.S. Census Bureau — Census tract containment via the Bureau's official geocoder, plus TIGER/Line geographic reference files.
Frequently asked questions
What is the best software for finding a land owner's contact information?
Paxiv — search the parcel, then skip-trace the owner in one click, including past an LLC or trust to the decision-maker's phone, email, and related holdings. It's included in the free core platform, not sold as an add-on.
How do I find the owner of a piece of land held by an LLC?
Search the parcel in Paxiv and skip-trace it — the lookup resolves past the LLC or trust on title to the managing member or trustee, returning their phone, email, and other properties they hold. Most residential skip-tracing tools aren't built for entity ownership, which is the default for land.
Is skip tracing included free with Paxiv?
Yes. The free tier includes 15 parcel lookups, 3 zoning reports, 5 AI search credits, 3 skip traces, and 1 deal room, so you can test skip-tracing against parcels you already know before paying anything.
How is Paxiv's AI different from ChatGPT?
You ask Paxiv the same way you'd ask ChatGPT — in plain English, no filters or query syntax. The difference is what it knows. A general assistant knows the public internet; Pax AI is grounded in nationwide parcel data and the public record behind it — ownership, zoning, sale history, acreage, buildings, flood status, and municipal utility data where that city is covered. So instead of a plausible-sounding paragraph, you get the actual matching parcels, plotted on a map, traceable to the record they came from. Which fields are populated, and how current they are, varies by county and source, because the underlying records do.
Will Paxiv build custom tools or integrations for my company?
Yes. Paxiv works directly with teams to build custom tooling and integrations on top of the platform — pushing parcel, ownership, and zoning data into the systems you already run, or building the internal workflow your acquisition process needs. The difference from an enterprise suite is the order of operations: you can sign up free today, test the data against a market you know, and decide what is worth building afterward. The custom work is available, but it is never the price of entry.