Imagine this:

A “seller” contacts you about listing a property.

The property is vacant.
The seller lives out of state.
They want a quick cash sale.
They are willing to accept less than market value.
They cannot meet in person.
They cannot get on Zoom.
They want everything handled electronically.

But they have identification. They know the property details. Their name matches the public records.

And you’re thinking:

“This may be the easiest listing I’ve had all year!”

Hold on, Broker. That easy listing may be getting ready to take you on a very difficult ride. 🚩

Because the person contacting you may know everything about the property—except what it feels like to actually own it.

This isn’t an internet rumor

In September 2026, the U.S. Department of Justice announced the sentencing of a husband and wife who participated in a conspiracy to sell properties they did not own.

According to the Justice Department, the conspirators created email addresses that closely resembled those of the legitimate property owners. They conducted transactions through email so they could avoid meeting buyers in person and conceal their identities.

They also used forged property-transfer documents that appeared to contain the real owners’ signatures.

The proceeds from two fraudulent property sales totaled approximately:

• $400,748 from one property

• $561,463 from another property

That is nearly $1 million from properties the scammers did not own.

After receiving the money, they transferred the proceeds to accounts outside the United States. The husband and wife were ultimately sentenced to 27 months and 10 months in custody. Read the Justice Department’s report.

Let that sink in.

Real property. Real buyers. Real money. Fake sellers.

“But they sent me a copy of their ID!”

Wonderful. Unfortunately, scammers know that brokers ask for identification.

They may have:

• A fake driver’s license

• Property information obtained from public records

• A forged deed

• A fake notary stamp

• An email address resembling the owner’s name

• Answers to questions that can be researched online

The FBI reports that some fraudulent sellers know enough about the real estate process to convince brokers, title companies, attorneys and buyers that they are legitimate.

One actual property owner reportedly discovered the problem by driving past the land and seeing a For Sale sign. Another learned something was wrong when attempting to pay property taxes. Review the FBI’s seller-impersonation warning.

Can you imagine driving past your own property and discovering that someone else has decided to sell it?

We would need a moment—and possibly a chair. 😳

Ten red flags brokers shouldn’t ignore

One red flag may have a reasonable explanation. Several red flags together should make you slow down and verify.

Watch for a seller who:

1. Contacts you unexpectedly about vacant land or an unoccupied property.

2. Claims to live in another state or country.

3. Refuses to meet in person or participate in a live video call.

4. Communicates exclusively through email or text.

5. Pushes for an unusually fast sale or closing.

6. Is willing to accept significantly less than market value.

7. Prefers a cash buyer.

8. Wants all documents signed electronically.

9. Provides information that does not completely match public records.

10. Requests that proceeds be wired to an unusual account or an account with a different name.

A seller saying, “I’m traveling,” “My camera doesn’t work,” or “I’m in the hospital” does not automatically mean fraud.

But when the camera never works, the seller is always traveling, the price is surprisingly low and the closing must happen yesterday?

🔥 Broker, it is time to stop admiring the commission and start examining the transaction.

What should you do?

Before listing a suspicious property:

• Verify ownership using independent public records.

• Compare the identification with information you obtained independently.

• Request a live video meeting.

• Ask questions about the property that cannot be answered easily through an online search.

• Send correspondence to the owner’s address of record.

• Contact the closing attorney or title professional early.

• Verify the notary directly when appropriate.

• Document every verification step.

• Notify your BIC when something does not feel right.

• Stop the transaction if the information does not add up.

And please remember:

Confidence is not verification.

A person can sound professional, answer quickly and send beautiful documents—and still be committing fraud.

BICs, do your brokers know what to look for?

BICs, this is not only a question for the broker who receives the suspicious inquiry.

Do your affiliated brokers understand:

• Which properties are commonly targeted?

• Which warning signs require additional verification?

• When they should contact you?

• What your office procedure requires?

• When the transaction should stop?

Waiting until a problem occurs is not a fraud-prevention policy.

Use this topic during your next office meeting. Ask your brokers:

“If an out-of-state owner emailed you today about selling vacant land below market value, what would you do before signing the listing agreement?”

Their answers may tell you whether your office is prepared.

Download the free Fake Seller Red-Flag Checklist

We created a printable checklist to help brokers recognize suspicious situations before accepting a listing or moving toward closing.