PHONE SNIPER
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Find the owners who want to sell.

Phone Sniper texts your land and house lists at a safe pace, keeps every reply in one inbox, and follows up with letters, postcards and email. Built by a Colorado land investor for people who buy property.

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Every plan includes your phone numbers and texting registration. Nothing else to sign up for.

Costilla County vacant land24 owners · texting
  • Pinon Ridge Holdings LLC160.5 acSaguache
  • Dale Whitaker40.1 acCostilla
  • Rosa Medina35 acCostilla
  • Sangre Ranch Trust320 acHuerfano
  • Joyce Albright80 acLas Animas
  • Travis Bellamy36.4 acCostilla
  • Helen Castillo10 acAlamosa

Yes, I still own it. What would you offer?Dale Whitaker · 40.1 acres · Costilla County

From a spreadsheet to a signed contract

Bring the list you already pulled. Phone Sniper handles the texting, catches the replies, and keeps after the owners who don't answer.

  1. Import your list

    Any spreadsheet works. Phones, acres, parcel numbers and mailing addresses come in automatically, and duplicate owners merge.

  2. Send a campaign

    Type your message once. Every text is worded a little differently, fits in one text, and goes out from a number local to the property.

  3. Work the replies

    Replies land in one inbox, sorted by market. Mark each lead's deal stage from first reply to closed, and see their acres and parcel info alongside.

  4. Follow up off the phone

    Mail a letter or postcard to the owners who never answer, or email them, today or on a schedule.

One place for every way you reach a seller

Texting, the conversations it starts, letters, postcards and email, all working from the same contact list.

Every reply, ready to work

Conversations shows who's waiting on you, which market they're in and which of your numbers they texted. Answer, set the deal stage and move on.

  • Unread replies first, filtered by state or number
  • Deal stages from first reply to closed, with contract price and profit
  • Add a buyer to your Cash Buyers list in one click
  • Save any conversation as a PDF
The Conversations inbox: a list of land owner replies on the left and a text thread with Dale Whitaker about 40 acres on the right, with the deal stage set to Offer made.

No two texts read the same

Write one message. Phone Sniper rewords the greeting, the introduction and common phrases for each owner, keeps every text to one segment, and can add an opt-out line in rotating wording.

  • Never texts the same number twice in one day, even under a different LLC or owner name
  • Sends from a number in the property's state
  • Stays inside your texting hours in each owner's time zone
  • Start now or schedule it for later
Six sample texts from one campaign, each worded differently: Hi Brenda, Hello Calvin, Hey Neil, with different phrasing and opt-out lines.

Mail the owners who never text back

Pick one seller or a thousand and send a letter or postcard to their mailing address. Your logo, your headshot and your domain go on every piece, and each one is tracked until it's delivered.

  • Spin again rewords the letter until it sounds like you
  • See how many will get mail and the cost before you send
  • Returned mail goes on your Do Not Mail list by itself
  • Every contact shows how many times they've been mailed
The Mail a letter window: the letter text with a Spin again button on the left and a live preview of the printed letter on the right, with 5 of 5 sellers getting a letter for about $5.60.

Lead scores and acreage

Sort contacts by acres or lead score, and check acreage against county records.

Email campaigns

Spun emails with your logo, sent at a steady pace, with unsubscribes handled for you.

Scheduled sends

Texts, emails and campaigns can go out in an hour, this afternoon or next Monday.

Cash buyers for dispo

Keep your buyers on their own list and text a new deal to all of them at once.

Land Analyzer

See hold and subdivide scenarios for a tract, with a due diligence checklist.

Reports with your logo

Save the dashboard, stats, mailings and conversations as PDFs.

Dashboard and plan simulator

Replies, conversion and deal pipeline in one view, projected onto each plan.

Your branding

Upload your logo, headshot and domain once; they go on mail, email and reports.

English and Spanish

Switch the whole app to Spanish with one click.

Watch it work

Six short tutorials, from importing a list to a live campaign. Real screens from a working account; owner names and contact details are blurred.

1. Import a property list · Bring in a county spreadsheet and match the columns

  1. 1Import a property listBring in a county spreadsheet and match the columns2:50
  2. 2Work the contacts listFilter by list, sort by acres, read each row2:03
  3. 3Research an ownerContact page, parcel map and county record2:46
  4. 4Mail a letterWrite it, preview it, send it from Contacts1:43
  5. 5Pick your best leadsUse lead scores to choose who to text first1:48
  6. 6Run a live campaignWrite the opener, set the pace, start sending2:28

Texting included. Pick how much you send.

Every plan has every feature. Plans differ by how many texts you send each month and how many phone numbers you get.

Phone Sniper Starter plan, $49 a month

Phone Sniper Starter

$49 / month

  • 1,000 texts a month
  • 1 phone number

Solo investors trying texting on one county list

Get Starter
Phone Sniper Basic plan, $179 a month

Phone Sniper Basic

$179 / month

  • 5,000 texts a month
  • 3 phone numbers

Part-time investors in one or two markets

Get Basic
Phone Sniper Pro plan, $449 a month

Phone Sniper Pro

$449 / month

  • 15,000 texts a month
  • 10 phone numbers

Full-time investors and small teams

Get Pro
Phone Sniper Business plan, $1,099 a month

Phone Sniper Business

$1,099 / month

  • 40,000 texts a month
  • 25 phone numbers

Teams running acquisitions and dispo weekly

Get Business
Phone Sniper Enterprise plan, $2,000 a month

Phone Sniper Enterprise

$2,000 / month

  • 1 million texts a year
  • 60 phone numbers

Statewide or nationwide, high volume

Get Enterprise

Secure checkout by Stripe. Billed monthly; change plans or cancel anytime. Want a walkthrough first? Book a demo.

Compare the plans

PlanPriceTexts includedPhone numbersExtra textsChoose
StarterSolo investors trying texting on one county list
 $49/mo1,000 a month12,000 a year · about 4.9¢ each15¢ Get Starter
BasicPart-time investors working one or two markets
 $179/mo5,000 a month60,000 a year · about 3.6¢ each34¢ Get Basic
ProFull-time investors and small teams in several counties
 $449/mo15,000 a month180,000 a year · about 3.0¢ each103.5¢ Get Pro
BusinessTeams running acquisitions and dispo every week
 $1,099/mo40,000 a month480,000 a year · about 2.7¢ each253¢ Get Business
EnterpriseStatewide or nationwide, high volume
 $2,000/mo1 million a yearabout 83,000 a month · 2.4¢ each602.5¢ Get Enterprise
Numbers and registration includedYour local phone numbers and the carrier registration texting requires are set up for you and covered by your plan.
Billed monthlyChange plans or cancel from your billing page whenever you like.
Mail is priced per pieceLetters and postcards aren't part of the texting plans. You see the cost before anything is sent.

Built to keep your numbers healthy

Carriers block numbers that look like spam. These guardrails are on by default, so a busy week doesn't cost you your numbers.

Opt-outs honored
Anyone who replies STOP, or words like it, goes straight to your Do Not Contact list and is never texted again.
No repeat texts
The same number won't get a second text in one day, even when it's listed under another owner or LLC name.
Texting hours
Campaigns only send inside the hours you set, in each owner's own time zone.
Safe pace
Texts go out one at a time, spread across your numbers, inside daily limits.
Do Not Contact and Do Not Mail
One list each, checked before every text, email and letter.

Questions

Do I need my own texting account or phone numbers?

No. Your local numbers are included in your plan and set up for you. Pick the area codes you want on the Numbers page and they're ready to send once registration is approved.

Where do my lists come from?

Any spreadsheet from your list provider, county records or your own CRM. Phone Sniper reads the columns, merges duplicate owners and keeps your parcel numbers, acreage and mailing addresses.

What is texting registration, and why does it take time?

US carriers require every business that texts to register its brand and how it texts. You fill out one short form inside Phone Sniper and we handle the rest. Carriers usually review it in one to two weeks; your numbers start sending as soon as it's approved.

What happens if I send more texts than my plan includes?

Extra texts are billed at your plan's rate, from 5¢ on Starter down to 2.5¢ on Enterprise. If you're regularly over, the next plan up usually costs less per text.

Does it work for houses, not just land?

Yes. Campaigns, conversations, mail and email work the same for any property. The acreage tools and Land Analyzer are there when you need them.

Is there a contract?

No. Plans are billed monthly, and you can change or cancel from your billing page.

See it on your own list

Book a 20-minute demo. We'll walk through a campaign, the reply inbox and a mailing, and help you pick a plan.

Already a customer?