Vacant Land Fraud: How Scammers Try to Sell Property They Don’t Own

Imagine owning a piece of vacant land—and discovering that somebody you've never met is trying to sell it.

It sounds unbelievable.

But vacant land fraud and seller impersonation scams are a real concern in real estate, and property owners, real estate agents, escrow professionals, and title companies all need to be alert to the warning signs.

We've encountered suspicious transactions ourselves that required additional investigation before they could move forward.

The basic scam can be surprisingly simple:

A fraudster impersonates the legitimate property owner, lists the land for sale, pushes for a quick closing, and attempts to collect the proceeds before the real owner realizes what's happening.

Here's what property owners and real estate professionals should know.

Why Is Vacant Land Attractive to Real Estate Fraudsters?

Vacant land can present an attractive target because there may be no homeowner physically occupying the property.

If someone attempts to impersonate the owner of an occupied house, there are obvious complications.

There's a family living there.

There may be neighbors who know the owners.

There may be a mortgage lender involved.

And someone trying to show or inspect the property could quickly discover that something isn't right.

Vacant land can be different.

The legitimate owner may live hundreds—or even thousands—of miles away and rarely visit the property.

That can give an impersonator an opportunity to attempt a fraudulent sale without immediately attracting attention.

How Can a Vacant Land Scam Work?

The details vary, but one version of the scam begins when a fraudster obtains publicly available information about a property and its owner.

The scammer then pretends to be that owner.

They may contact a real estate agent remotely and ask to list the property.

Because they don't actually own the land, their goal isn't to maximize the seller's return over a normal marketing period.

Their goal is often speed.

They may price the property aggressively to attract a buyer, prefer a cash transaction, avoid face-to-face meetings, and attempt to conduct communications and signing remotely.

If nobody catches the impersonation, the fraudster's objective is to get through closing and obtain the sale proceeds.

That's why identity verification and the safeguards built into a professional real estate transaction are so important.

Warning Signs of Possible Vacant Land Fraud

No single warning sign proves that someone is committing fraud.

There are perfectly legitimate reasons an owner might live out of state, want a fast sale, prefer electronic communication, or own a property without a mortgage.

But when several unusual circumstances appear together, additional verification may be appropriate.

Some warning signs can include:

• The seller's provided mailing address doesn't match available property or tax records

• The property is vacant or unoccupied

• There is no outstanding loan on the property

• The seller wants to price the property significantly below market value

• The seller is pushing for an unusually quick closing

• The seller strongly prefers a cash buyer

• The seller claims to be out of state or outside the country and won't attend signing

• Communication occurs almost entirely by text or email

• Reaching the seller directly by telephone is difficult

• The seller insists that proceeds be wired

• The seller insists on using a particular notary or other unusual signing arrangement

Again, none of these by itself establishes fraud.

But unusual combinations of circumstances deserve attention.

Real Estate Agents Are an Important Line of Defense

Real estate agents can play an important role in identifying suspicious activity early.

If someone contacts an agent and asks them to list vacant land, the agent shouldn't assume that possession of basic property information proves that person owns it.

A fraudster may already know the owner's name, property address, parcel information, and other details available through public sources.

That's why unusual behavior matters.

If something about the purported seller doesn't add up, slowing down and verifying information can be much better than rushing toward a commission and closing.

A transaction that seems unusually easy can sometimes deserve more scrutiny—not less.

Property Owners Should Pay Attention, Too

If you own vacant land—particularly property you don't visit regularly—don't assume you'll immediately know if someone attempts to do something involving the property.

Pay attention to correspondence involving your land.

Keep your mailing information current with the appropriate county agencies.

Depending on where the property is located, your county recorder or another local government agency may offer a notification or property-recording alert service.

These services may notify an owner when certain documents are recorded involving their property.

Availability and features vary by county, so property owners should check directly with the appropriate county recorder or government agency.

Why Title and Escrow Procedures Matter

Real estate transactions pass through several professional checkpoints for a reason.

The real estate professionals, escrow company, and title insurer each have responsibilities within the transaction.

Title companies aren't simply looking at the legal description of a property.

The title process can involve reviewing ownership, recorded documents, liens, judgments, and other matters that may affect the transfer of title.

When something doesn't match—or when a transaction presents unusual circumstances—additional verification may be necessary.

Fraud prevention is increasingly an important part of that process.

Fraudsters Want Speed. Verification Takes Time.

There's a recurring theme in many types of fraud:

The scammer doesn't want people asking too many questions.

They want momentum.

They may create urgency.

They may have reasons why normal procedures are inconvenient.

They may want everyone focused on getting the transaction closed quickly.

That's precisely when experienced professionals need to pay attention.

A legitimate seller may occasionally find additional verification inconvenient.

But protecting someone's ownership of real estate is worth taking seriously.

Why Choosing the Right Title Company Matters

Your real estate may be one of the largest financial assets you ever own.

The company involved in protecting title to that property matters.

Chicago Title has a long history in the title insurance industry, and its title and escrow professionals use established procedures designed to identify and address issues that can affect real estate transactions.

No company can promise that fraud will never be attempted.

But experience, established procedures, identity verification, title research, escrow safeguards, and fraud awareness can all provide important layers of protection.

That's particularly valuable as real estate fraud becomes more sophisticated.

If Something Doesn’t Feel Right, Don’t Ignore It

For real estate professionals, one of the biggest lessons is simple:

Pay attention to the red flags.

A vacant property.

An absentee owner.

An unusually low asking price.

A seller demanding a fast cash closing.

Difficulty speaking directly with the seller.

Unusual signing instructions.

Any one of these circumstances may have a perfectly reasonable explanation.

Several of them appearing together?

That's when it's time to ask more questions.

A delayed transaction is inconvenient.

A fraudulent transaction can be devastating.

Own Vacant Land in the High Desert?

Vacant parcels are common throughout the High Desert, including areas around Apple Valley, Victorville, Hesperia, Adelanto, Phelan, Pinon Hills, Oak Hills, Barstow, and surrounding communities.

Many owners don't live anywhere near the property they own.

If that's you, make sure your contact and mailing information is current with the appropriate county agencies, pay attention to notices involving your property, and investigate whether your county offers a property-recording notification service.

And if you're preparing to sell vacant land, working with experienced real estate, title, and escrow professionals can help protect everyone involved in the transaction.

Have a Title or Escrow Question?

We're Bobby Tarango and Mike Arias, sales representatives with Chicago Title, and we work with real estate professionals throughout the High Desert to support their title and escrow needs.

Through ChicagoTitlePro.com and TitlesEverything.com, we share real estate information and resources designed to help real estate professionals, buyers, sellers, and property owners better understand title, escrow, fraud prevention, and the many moving parts of a real estate transaction.

If you're working on a transaction, selling vacant land, or have a question about title or escrow, reach out to Bobby or Mike.

Bobby Tarango & Mike Arias
Chicago Title
Title & Escrow Sales

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