What free tools can Denver real estate agents use to pull farm lists, run net sheets, and get market data?

Agents working with Chicago Title of Colorado get three at no cost: Title Toolbox for property data and farm lists, the Chicago Agent 1 app for branded buyer and seller estimates, and Altos market reports delivered weekly or monthly by email.

You are sitting across from a seller and they ask the only question they actually care about. What am I going to walk away with? So you start building the number in your head, and you get one line in before you hit the wall: what is left on the mortgage? They shrug. Most people genuinely do not know, and a surprising number have forgotten about a second loan entirely.

That is the moment where a lot of agents say they will get back to them. I would rather you have the number before you leave the kitchen table.

I taught a class in Denver on August 25, 2026 walking through the three tools I set agents up with. No slides, just my laptop and a room that asked good questions the entire time. I recorded it. The full class is below, and underneath the video I have written out everything covered so you can skim it, come back to it, and actually use it.

What this class covers

• How to pull and filter a farm list for any neighborhood in the country, and download it for free

• What homeowner phone numbers and emails actually cost per record

• The filter that surfaces homes statistically most likely to sell in the next 12 months

• How to run a seller net sheet when the seller has no idea what their loan balance is

• What a reissue rate is and why price conscious sellers should know about it

• How to get free market reports for any Colorado zip code, city, or county

• How to get on the free weekly pre foreclosure list

Tool 1: Title Toolbox, your property data and farm list engine

Title Toolbox is a property database that Chicago Title of Colorado subsidizes for the agents we work with. You can pull data on just about any property type in the United States: residential, commercial, land, equestrian. Use it on a computer, not your phone. It is not built for a small screen and you will fight it.

There are three tabs that matter. Learn those three and you have the whole tool.

1. Property search: one address, everything on it

Type in an address and it returns the ownership record, mortgage information, and available phone numbers and emails for that property. This is the fastest thing in the tool and the one most agents never touch.

Use it when you are prepping for a listing appointment, when you need to know whether a home has a loan on it before you talk price, or when a neighbor calls and you want context before you call back.

2. The farming tab: three ways to draw your area

This is where you build a mailing list. You get three ways to define the area, and which one you pick depends on how precise you need to be:

1. Radius search. Drop a pin, set a distance, done. Best for a new listing where you want the closest homes around it.

2. Boundary search. Click and draw your own shape on the map. Best when you want an exact neighborhood and the lines do not match a subdivision boundary.

3. Area search. Start big and narrow down. Pick Denver County, then type in the subdivision, for example Washington Park, and it pulls that subdivision for you. Faster than drawing it by hand, as long as you spell it the way the system expects.

3. The filters agents actually use

Once you have an area, the filter tabs run left to right. Here is what is worth your time in each one:

• General. Owner occupied vs non owner occupied, and ownership held by an LLC. That LLC filter is how you find investor owned property.

• Property characteristics. Beds, baths, lot size, square footage, building details, and property type from apartments to commercial to residential.

• Assessment and taxes. Length of ownership and assessed value. If you are working a mixed neighborhood like Wash Park where some homes have been popped and flipped and others have not changed hands in decades, assessed value lets you put your marketing dollars where you want them. Assessed value is not market value, but it points you in the right direction.

• Other. Carrier route. Most agents skip this one, but if you are doing Every Door Direct Mail it is exactly what you need.

• Custom filters. The good stuff. See below.

Click Get Count at any point and it tells you how many records match before you commit to anything.

The two custom filters worth building a business on

Out of state owners. Non owner occupied homes where the mailing address is outside Colorado. The premise is simple: someone managing a rental from another state is a candidate to be tired of managing a rental from another state. I know an agent who built her business in LoHi fifteen years ago doing nothing but this.

Next sellers. Homes that are statistically most likely to sell in the next 12 months. This is the one I would point you at first if you only have a few hundred dollars of postage in the budget.

Here is how I think about it. Direct mail is a form of gambling. You are placing a bet either way. If you are going to spend 300 dollars on 300 mailers, you might as well send them to the 300 homes most likely to transact rather than the 300 homes that happen to be closest. Same money, better odds. Have some intention about it.

There are more custom filters in there, including one for long tenured owners with three or more bedrooms who may be looking to downsize. Poke around.

What is free and what costs money

This trips people up, so here is the clean version.

Free: everything above. Every filter, every count, and the download itself. Mailing addresses cost you nothing. Click Download Farm and the records are yours in a spreadsheet, ready for whatever mail house you use. If you run your mail through Corefact, there is an export format built for it.

Paid: the Premier Data tab, marked with a gold star in the top right corner. Click it and three tabs open, each priced separately. It is a la carte, so you only pay for the layer you actually want:

• Mortgage info. A flat 8 cents per record, and you can stack as many filters on that screen as you want. Loan type, lender name, loan amount, estimated rate, loan to value. Lenders use this to find refinance candidates. Investors use it to find FHA and VA loans worth looking at for an assumption.

• Leads. 8 cents to 75 cents per lead depending on type. Affidavit of death, bankruptcy, cash buyers, HOA lien, lien, lis pendens, notice of default, notice of trustee sale. Availability varies by county. You can filter by filing date, so you can pull only the last six months if that is what you want.

• Phones and emails. 7 cents per property for phones, 8 cents for emails, 15 cents if you want both.

For perspective, one of the agents in the room did the math out loud and pointed out that people pay two hundred to six hundred dollars for a zip code from a lead service and get a handful of leads out of it. This is a different economic model.

Two things to know about the phone and email data

You only pay for what exists. If you buy 100 properties at 15 cents you are budgeting 15 dollars, but the data will not be there on every record and you are only charged for what comes back. You get up to five potential phone numbers with the most likely one flagged, and up to three email addresses. After you submit, give it about 30 minutes. The system is pulling live contact data and emailing you the finished file. Let it finish.

It is not scrubbed against the Do Not Call registry. This matters. These numbers have not been checked against the National Do Not Call Registry, so if you plan to call, run them through a scrubber first. If you are a serious cold caller, a dialer service like Mojo or REDX bundles the list and the dialing together and is probably money better spent.

The reason the data is not scrubbed is that a scrub strips the record, and the record is what makes the rest of the data accurate. It also opens up a use case that has nothing to do with calling anyone.

The export almost nobody knows about

When you download your list, one of the export options is formatted for Facebook. That file drops straight into Meta as a custom audience, which means you can run Facebook and Instagram ads to the exact homeowners on your list. Same for Google.

Think about what that unlocks. You mail a neighborhood, and the same households see your ad in their feed that week. That is a real one hour walkthrough on its own, so if you want it, tell me and I will show you.

You can bring your own list too

There is an upload button in Title Toolbox. If you have an outdated database, a list from another source, or a spreadsheet of addresses with no contact information attached, upload the addresses and use the tool to fill in what is missing. Filter that uploaded list for next sellers, leads, or phone and email data the same way you would filter a farm you drew on the map.

Tool 2: Chicago Agent 1, branded calculators in your pocket

Chicago Agent 1 is a free app for computer, tablet, and phone. Most agents who have it use it for one thing, the seller net sheet, and never open the rest. That is a waste, because the rest is where the interesting conversations live.

Download it from the App Store and put me down as your rep so I can approve you. Worth knowing: the system deactivates accounts roughly every six months. That is not me. When you get that notice, tell me and I will turn it back on.

Set it up once, then everything comes out branded

Before you use a single calculator, fill in your profile. Headshot, company information, the county you work most. From then on, every calculation you run turns into a clean one page PDF with your branding on it that you can text or email to a client. There are a few templates to pick from. Spend five minutes on setup and everything you send afterward looks like it came from a pro.

Start every calculator with the property address

This is the step that makes the app worth using. Type the property address first and it pulls connected county data automatically:

• Estimated annual taxes, pulled from the treasurer

• Assessor record data on the property

• Any loans recorded against the property, including ones the owner forgot about

Mortgage rates in the app update daily against the market, so the default rate is current rather than whatever was true when you last opened it.

The buyer estimate

Plug in price, down payment, rate, taxes, insurance, HOA, and closing date. Hit compute and you get the monthly payment and the cash needed to close. Then hit share or print to PDF and you have something branded to hand your buyer. That last step is the same on every calculator in the app.

The seller net sheet, and the loan payoff problem

This is the one everybody uses, and here is the part that solves the kitchen table problem I opened with.

You type the address. The app says it found two loans associated with this property and asks which are yours. You select them. It then pulls the average estimated mortgage rate for the month and year each loan was recorded, amortizes the loan down assuming a 30 year fixed, and hands you an estimated payoff.

It gets you close. Not exact, and it should not be presented as exact. If the loan was an ARM, or they made extra payments, the real number will differ. But it also functions as a spot check, and it will surface a second loan the seller genuinely forgot they had.

One more thing our escrow team wanted agents to hear at the class: the net sheet includes a line for interest, because mortgages are paid in arrears and sellers routinely forget that. The estimate deliberately leans high on that line so nobody is surprised when the actual payoff statement arrives and it does not match the balance in their online portal.

From there you fill in the deal: sales price, broker fee as a total or split between listing and buyer side, any seller paid concession, and any miscellaneous or admin fees you want itemized. Compute, and you get the full breakdown including the title policy, owner's extended coverage, and closing fee.

The reissue rate most sellers never ask about

There is a checkbox on the net sheet screen labeled short term rate. Some people call it the reissue rate. It is worth understanding, especially with price conscious sellers, which is most of them right now.

If a homeowner received title insurance in the last five years, meaning they purchased or refinanced and used a title company, and they close with Chicago Title, they qualify for a discounted title policy. Check that box, enter the date they bought or refinanced, and the net sheet reflects their real title premium instead of the full rate.

Two things people get wrong about it. First, most sellers who receive a reissue rate have no idea they got one. Second, you do not have to catch it for them to get it. We apply it during the closing process regardless. But if you are sitting with a seller comparing numbers, being the agent who knows about it and can show it in writing is a different conversation than being the agent who does not. If you need help figuring out whether a property qualifies, send it to me.

The button that shows net at every price point

After you compute a net sheet there is a button that is not intuitive at all, and it may be the most useful thing in the app. It generates the seller's net across a range of sale prices in whatever increment you set, say 25,000 dollars in both directions. Download it as its own sheet alongside the main net sheet.

On a phone, turn the screen sideways and it appears.

One of the agents in the room made a point I want to pass along. Run the seller net sheet on the property your buyer wants to make an offer on. Now you know roughly what that seller nets at each price, which tells you how much room you actually have. It is leverage, and it takes four minutes.

The calculators nobody opens

The buyer estimate and the seller net sheet get their own tabs because they are the most used. Everything else is stacked under Calculators, and there is a lot in there:

• Buy now or buy later. Compares buying today at today's price against waiting for a lower rate. Covered in detail below.

• Sell or rent. Should they sell it or hold it as a rental? Pulls rental market data behind the scenes.

• Sell to net. The net sheet in reverse. Seller says they need to walk with 100,000 dollars, and it tells you what the home has to sell for to get there.

• Monthly affordability. What payment fits the budget they gave you.

• Buy down calculator. What a rate buy down actually costs and saves.

• Concession cheat sheet. For structuring seller paid concessions.

• Holding cost. What it costs them if the home does not sell quickly.

• Rent versus buy. The classic conversation, run with real numbers.

Buy now or buy later, run properly

This is the calculator I would put in front of the buyer who tells you they are going to wait two years for rates to come down.

You enter what they can afford, the down payment, and the current rate, then adjust the appreciation assumption. The appreciation figures are sourced and cited from published expert forecasts, and every input is adjustable, so if you think the projection is optimistic you can dial it down and the comparison still holds.

What it shows is the piece buyers do not intuitively see. Not just the payment difference, but the equity difference. Buy now and refinance in two years if rates cooperate, versus wait two years and buy then. The first path usually shows both a lower payment and materially more equity, because two years of appreciation went to the seller instead of to your buyer.

Print it to PDF and let the numbers make the argument. It lands better than you making it.

Tool 3: Altos market reports, market data on autopilot

The third tool takes the least effort on your part, which is why I like it for agents who say they do not have time for market data.

You tell me which areas you want and how often. Zip codes, cities, counties, as many as you want, no limit. Weekly or monthly. Then a single email shows up with every area you asked for, and each one links to a live Altos Research report you can open, share, or download.

What is in each report:

• Median list price, days on market, price per square foot, and rent data

• A buyer's market versus seller's market meter for that specific area

• A written market narrative in plain language

• Market segment breakdowns by price band, adjustable to 7 day and 90 day views

• Filters for houses, condos, and co-ops

• Historical charts going back years, with zoom

You can share it to social, email it to a client, or download the PDF. If you want to rebrand it with your headshot and colors before you send it, that is a straightforward job for an AI tool, and it is something I teach in other classes.

The reason I push this one: consistency beats depth. An agent who sends a competent market update every single month is more trusted than an agent who sends a brilliant one twice a year. This makes the every month version take no effort.

Bonus: the free weekly pre foreclosure list

This came up in the room and I want it in writing because most agents do not know it exists.

Once a week we send out a list of Colorado properties that have entered the Notice of Election and Demand process, meaning they are roughly 90 days from foreclosure. There is no cost and no catch. Tell me you want it and I add you to the list.

A word on how you use it. These are people having a hard year. The approach that works is patient and human: mail first, lead with empathy, and let the relationship warm up before you spend money on phone numbers. The agents who do well with distressed property outreach are the ones who treat it like a long relationship rather than a fast list.

How to get set up with all three

Everything in this class is free to the agents I work with. I am not selling any of it.

1. Title Toolbox. Send me your name and email. You will get a welcome email from Title Toolbox, create a password, and you are in.

2. Chicago Agent 1. Download it from the App Store and list me as your sales rep so I can approve the account. The calculators are free. There is an optional premium tier at about one dollar a month or ten a year that adds monthly infographics, social content, and video content you can brand to yourself.

3. Altos reports. Send me your name, your email, the zip codes, cities, or counties you want, and whether you want them weekly or monthly.

4. The pre foreclosure list. Just ask.

I am an Account Executive with Chicago Title of Colorado, and this is the part of the job I like most. Chicago Title has been the title partner for agents across Colorado for a long time, and my role is making sure the agents I work with have tools and training that actually move their business, not just a closing that goes smoothly. You get both.

Frequently asked questions

Is Title Toolbox free for real estate agents in Colorado?

Yes for the core tool. Chicago Title of Colorado subsidizes access, so property searches, farm building, all the filtering, and downloading mailing addresses cost nothing. Only the Premier Data tab is paid, and it is priced per record rather than by subscription.

How much do homeowner phone numbers and emails cost in Title Toolbox?

Phone numbers are 7 cents per property, emails are 8 cents, or 15 cents for both. You are only charged for records where the data actually exists. Expect up to five potential phone numbers and up to three email addresses per record, and allow about 30 minutes for the file to finish building after you submit.

What is a reissue rate on title insurance in Colorado?

A reissue rate, also called a short term rate, is a discounted title insurance premium for a seller who received title insurance within the last five years by purchasing or refinancing. If they close with Chicago Title, the discount applies. It is honored during the closing process whether or not anyone flags it in advance, but knowing about it lets you show a more accurate net to a price conscious seller up front.

Can I upload my own list of addresses into Title Toolbox?

Yes. There is an upload button on the main screen. Bring in addresses from an old database or another source, then filter that uploaded list for next sellers, lead types, or phone and email data exactly the way you would filter a farm you drew on the map. It is the fastest way to fill in gaps in a database you already own.

How do I get free market reports for a Colorado zip code or city?

Send me your name, your email, the areas you want, and whether you prefer weekly or monthly delivery. There is no limit on how many zip codes, cities, or counties you can request. You get one email covering all of them, with each area linking to a live report you can share or download.

Want the tools?

Reach out and I will get you set up with any or all three. No cost, no pitch.

And if you want more like this, subscribe to my weekly emails at milehightitleguy.com. I send real estate marketing ideas, AI tools, and invites to upcoming classes and events across Colorado.

Jerad Larkin

The Mile High Title Guy

Chicago Title of Colorado

303.630.9430 | Info@MileHighTitleGuy.com

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