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Fraud prevention · Landowners, agents & buyers
Seller impersonation fraud: how criminals try to sell land they don't own, and how we stop them
The FBI is warning that criminals are posing as the owners of vacant lots and unoccupied homes. They hire real agents and real title companies, then disappear with the sale money. Here's what the FBI says to watch for, and what People's Title checks before we close any sale.
According to the FBI
How the scheme works
On June 16, 2026, the FBI's Internet Crime Complaint Center (IC3) issued a public warning about criminals who impersonate the owners of vacant property and try to sell it without the owner knowing. The FBI lays the scheme out in three phases.
They become the owner, on paper
Criminals pull the owner's name and details from county records, data brokers, phishing or stolen data. Then they make a fake driver's license or passport, a new email account, and an internet (VoIP) phone number in the owner's name.
They hire real professionals
Posing as the owner, they contact a local agent and a title company and sign real listing and sale contracts. The FBI has seen fake deeds, fake notary stamps and seals, and forged closing documents.
They take the money
They ask for the sale proceeds to be sent to an accomplice. In the cases the FBI describes, that was an attorney in a different state. Other requests include international wires or accounts in someone else's name.
Why vacant land is the favorite target
Nobody lives there to notice a For Sale sign. The land is often owned free and clear, by someone who lives somewhere else or who has recently passed away. Buyers usually pay cash, so there's no lender reviewing the deal. FBI agents say real owners often find out only when they drive past and see a sign, see equipment clearing the lot, or try to pay property taxes that someone else has already paid.
What the FBI looks for
Red flags the FBI tells agents and title companies to watch
A rush and a low price
They push for a fast closing, want a cash buyer, and will take an offer well below market value to get it done.
Little knowledge of the property
They can't produce a survey or a tax bill, or their details don't match the public record. Watch out: they can answer anything a quick online search turns up.
Unusual payment requests
Proceeds go by international wire, to an account in a different name, or to a bank somewhere with no connection to the property.
Odd documents
A deed notarized in another country, or paperwork that just doesn't look right. In one case the FBI cites, a fictitious deed was used to make the story more convincing.
Convincing fakes
Fraudsters arrive with fake driver's licenses or passports, fake documents carrying the real owner's address, and even fake notary stamps and seals. A clean-looking ID alone proves nothing.
No single sign proves fraud. But when two or three show up together, everyone should stop and confirm who the seller is before anything else happens.
What People's Title looks for
Our seller verification, especially on vacant land
At People's Title, a delayed closing beats a stolen property. When a sale involves vacant land, a property the owner doesn't live in, a free-and-clear title, or an owner who lives out of state, our escrow team takes extra steps.
The owner of record, reached on our own
We match the seller to the deed and the appraisal district record. Then we contact the owner through an address or phone number we find ourselves, not the one the seller gave us. That can include a letter to the tax mailing address.
ID checked against the person
We verify a government-issued ID against the person who is actually signing. If they can't sign in person, we confirm identity live on video.
A notary we control
Sellers sign at one of our offices, with one of our mobile closers, or by remote online notarization through an approved platform. We don't rely on a notary we can't verify.
Signatures and stories that match
We compare signatures with ones on recorded documents, and we ask about the property in ways that go past what public records show.
Money goes to the owner of record only
Proceeds go only to an account in the owner's name. Wire instructions are confirmed by phone at a number we've verified ourselves, and we never accept changes by email alone.
Estates handled properly
If the owner of record has died, we need proper probate or heirship documentation before anyone can sell. That's a common gap fraudsters try to exploit.
If something doesn't add up, we pause the file and tell the agent and buyer why. We'd rather slow a deal down than close the wrong one.
For landowners
Protect land you don't live on
Sign up for property fraud alerts
Many Texas county clerks, including Dallas County, offer free alerts that email you when a document is recorded in your name. Check with the clerk in every county where you own property.
Keep eyes on the property
Drive by, or ask a neighbor or property manager to check now and then. Set an online alert for your address or parcel so you know if it gets listed.
Keep your mailing address current
Make sure the appraisal district and county have your current mailing address, so verification letters and tax notices actually reach you.
Review your title policy
The FBI recommends reviewing your owner's title insurance policy and checking what protection it gives you after closing, including against forgery.
If a fraudulent deed has already been filed: Texas Government Code §51.9035 lets an owner record an Owner's Affidavit Regarding Purported Conveyance with the county clerk. Talk to a real estate attorney right away about clearing your title.
For real estate agents
Before you list vacant land
Fraudsters send listing requests to dozens of agents at a time. Ask yourself: have you met this seller in person or on live video? Can they tell you something about the land that isn't online?
Open title with us early, before you start marketing, and we'll start verifying the owner right away. If anything looks off, call us. We'd rather take that call before the sign goes up.
Report it
If you suspect fraud, move fast
Stop the money
Don't send or release any funds. Call your bank right away. The faster a bad wire is reported, the better the chance it can be stopped or recovered.
Report to the FBI
File a complaint at ic3.gov, call 1-800-CALL-FBI, or submit a tip at tips.fbi.gov. Include email addresses, phone numbers, bank account details and the names of anyone involved.
Call your title company
If People's Title has the file, call us at (817) 422-9028. We'll put a hold on the transaction and work with law enforcement.
Selling vacant land? We verify first.
Whether you're the owner, the agent or the buyer, talk to our escrow team before money moves. We'll tell you exactly what we need to confirm the seller.
Texas title agent license #2953680 · Firm ID 198718
Sources: FBI Internet Crime Complaint Center, "Protect Your Property from Illegal Sales Through Parcel Owner Impersonation" (June 16, 2026, ic3.gov); FBI Newark Field Office, "Fraudsters Are Stealing Land Out from Under Owners" (May 28, 2024, fbi.gov); Dallas County Clerk, Property Fraud Alert. This page is for general information only. It isn't legal advice. If you think your property has been affected, contact a licensed attorney and law enforcement.