The REALTORS® Land Institute Safety Month Series - Part 1

A seller contacts you about listing a piece of vacant land.

The property is owned free and clear. The seller wants a quick cash sale. They prefer email and text and seem reluctant to get on a video call.

Any one of those things could be perfectly legitimate. Together, they deserve a closer look.

Seller impersonation fraud has become a growing concern in real estate, and land professionals are in a particularly important position to spot it. In June 2026, the FBI warned of rising vacant-land seller impersonation scams involving stolen personal information, fake IDs, email accounts and Voice over Internet Protocol phone numbers used to pose as legitimate property owners.

Why Land Can Be a Target

Fraudsters look for transactions where they can impersonate an owner without being noticed. That can make vacant and non-owner-occupied property attractive targets. Research conducted for the American Land Title Association found that among title companies encountering seller impersonation fraud in 2023, 85% identified vacant land as a targeted property type. Agricultural land was cited by 23%.

The same research found other common characteristics:

• Cash transactions
• Mail-away closings or use of an unknown notary
• Property without an existing mortgage or other encumbrance
• Sellers unwilling to participate in voice or video calls

None of those automatically means you have a fraudulent seller. The key is noticing when several warning signs begin to line up.

Red Flags Worth a Second Look

The seller is difficult to verify. They communicate only electronically, avoid direct conversation or are unwilling to participate in a video call.

The property is vacant and owned free and clear. There may be fewer people regularly interacting with the property or transaction who could recognize that something is wrong.

The seller is pushing for speed. A need for a quick closing can be legitimate. But urgency should not replace normal due diligence.

The asking price seems unusually low. A fraudster's goal may be getting the transaction closed—not maximizing the owner's return.

The seller insists on an unfamiliar notary or signing process. ALTA's research identified fake notary credentials and legitimate credentials being used without permission in attempted fraud cases.

What Can a Land Broker Do?

Start with one principle: verify independently.

Compare the seller's information with county ownership and tax records. When possible, use contact information obtained independently rather than relying only on what came through the initial inquiry.

Don’t assume a driver's license settles the question. Fraudsters can use forged IDs and stolen personal information.

Confirm the person presenting a government-issued ID matches it, preferably in person.

Involve a title or settlement professional early if things don’t add up.

In 2025, the ALTA strengthened its title-industry Best Practices to emphasize identity verification, including validating government-issued identification, confirming that the person presenting the ID matches it, strengthening controls around signing professionals and establishing procedures for suspected impersonation.

Slow Down When the Story Doesn't Fit

Land broker and RLI member Justin Osborn, ALC has a favorite quote: "Slow down to go fast."

That's especially true when it comes to fraud. It may take extra time to verify a seller's identity, but a fraudulent seller will cost far more in time and money down the road.

Experienced land professionals know this. They also realize that every transaction looks a little different.

The goal isn't to treat an out-of-state owner, a cash seller or a client who prefers email as suspicious. It is to recognize inconsistencies and ask another question before moving forward.

That extra phone call or verification step may take a few minutes. Unwinding a fraudulent transaction can take much longer.

REALTORS® Land Institute Safety Month Series: This is Part 1 of RLI's series on land and property title fraud. Next: simple steps landowners can take to monitor and protect their property.

This article is intended for general educational purposes and is not legal, insurance or financial advice. Fraud-prevention procedures, recording practices and title insurance coverage vary by jurisdiction and transaction. Consult appropriate qualified professionals regarding specific circumstances.

Sources

1 ALTA / FBI warning on rising vacant-land seller impersonation scams (2026). https://www.alta.org/news-and-publications/news/20260618-FBI-Warns-of-Rising-Vacant-Land-Seller-Impersonation-Scams
2 ALTA seller impersonation fraud study summary (2024). https://www.alta.org/news-and-publications/news/20240730-Seller-Impersonation-Fraud-Attempts-Increase-Study-Shows
3 ALTA Best Practices identity-verification update (2025). https://www.alta.org/news-and-publications/news/20250819-ALTA-Updates-Best-Practices-to-Include-Requirements-for-Identity-Verification-Processes