# The Fraudulent Seller Scam: How Criminals Are Stealing Properties Across America in 2025 When Jim Vanderpool first warned about the fraudulent seller scam in 2022, he documented 22 known fraud attempts in just two quarters across Williamson, Davidson, and Rutherford counties. Today, this scam has exploded nationwide, with criminals targeting vacant land from California to Florida, using increasingly sophisticated identity theft techniques to steal properties they've never even seen. ## The evolution of a devastating scam **Fraud Facts: Impostor sellers are attempting to sell and receive sales proceeds from vacant or unimproved land they don't own—and they're succeeding at an alarming rate.** What started as a regional problem in Middle Tennessee has become a nationwide epidemic. The FBI now ranks property fraud among the fastest-growing white-collar crimes, with vacant land being the primary target. Why? Because vacant land often sits unmonitored for years, giving criminals ample time to execute their schemes before the real owners discover the theft. "In over 25 years of practice, I've never seen property fraud evolve this quickly," warns Jim Vanderpool, a real estate attorney who has tracked this scam since its emergence. "What we documented in Tennessee in 2022 was just the beginning. Now we're seeing coordinated attacks across multiple states, often targeting the same victims who own land in different locations." ## How the scam works in 2025 The basic mechanics remain consistent with what Vanderpool documented in 2022, but with dangerous new twists: **The classic approach:** - Non-local impostor seller contacts realtors to list vacant/unimproved land - May mention finding the listing on Zillow or similar sites - You've never met the "client" in person - Rush closing is always requested - Seller insists on signing remotely or by power of attorney - Identity theft is almost always involved **New tactics criminals have added:** - Using AI to create deepfake videos for virtual "meetings" - Producing sophisticated fake IDs that pass basic inspection - Hacking real owners' email accounts to add authenticity - Creating fake attorney websites and phone numbers - Targeting properties owned by elderly individuals or estates - Focusing on out-of-state owners who rarely visit their land ## The red flags that should stop you cold "Realtors are the first line of defense against property fraud," emphasizes Vanderpool. "When a deal has these characteristics, it's time to pump the brakes hard." **The critical warning signs:** 1. **Unimproved/vacant land** - Criminals almost never target improved properties 2. **No mortgage on the property** - Free and clear properties are prime targets 3. **Rush to closing** - Legitimate sellers of vacant land rarely need instant sales 4. **Remote seller you've never met** - Especially those who resist video calls 5. **Below-market pricing** - Criminals want quick sales, not top dollar 6. **Changes in communication patterns** - New email addresses or phone numbers 7. **Reluctance to provide documentation** - Excuses about lost deeds or paperwork "If it meets the criteria of unimproved land with no mortgage and they want a rush closing, realtors should ask for two forms of ID minimum," Vanderpool insists. "But even that's not enough anymore. We need to go further." ## Enhanced protection protocols for 2025 Given the sophistication of modern fraudsters, Vanderpool and other experts recommend these enhanced verification steps: ### For realtors: The new verification standard **When dealing with vacant land sales, always:** - Require two forms of government-issued ID - Conduct a reverse image search on provided IDs - Insist on a video call with the seller - Verify property ownership through independent sources - Check tax records for payment history - Contact the seller at previously known addresses - Use identity verification services like IDology or Jumio - Never rely solely on notarized documents "The old standard of just checking an ID is dead," Vanderpool states bluntly. "Criminals can fake IDs that would fool most people. You need multiple verification layers." ### For title companies and attorneys: Enhanced due diligence **Additional steps for high-risk transactions:** - Pull historical tax records showing who's been paying taxes - Verify the seller's identity through knowledge-based authentication - Check for recent deed activity or ownership changes - Require sellers to provide proof of ownership beyond just a deed - Contact neighbors of vacant land to verify ownership - Use proprietary databases to cross-reference identity information - Consider requiring in-person closings for high-risk properties ## The geographic explosion: No state is safe While Vanderpool's 2022 warning focused on Middle Tennessee, the scam has metastasized nationwide. Recent hotspots include: - **Florida**: Targeting valuable coastal vacant lots - **Texas**: Focusing on large ranch properties - **Arizona**: Desert land owned by out-of-state investors - **North Carolina**: Mountain properties held for generations - **Colorado**: Recreational land in remote areas "I'm tracking cases in Middle Tennessee closely, but I've read about this happening in all 50 states now," Vanderpool notes. "Criminals have realized they can cast a wide net using online listings to identify vulnerable properties anywhere." ## What happens when the scam succeeds The devastation extends far beyond financial loss. When these scams succeed: - Families lose generational land held for decades - Retirees discover their future home sites have been sold - Title insurance claims skyrocket - Real estate professionals face lawsuits - Legitimate buyers get caught in legal nightmares - Property owners must spend thousands in legal fees to recover their property "The aftermath of these scams is devastating," Vanderpool explains. "Once a fraudulent deed is recorded, property owners face an uphill battle to reclaim what's rightfully theirs, often requiring extensive litigation." ## Technology: Both weapon and shield Criminals leverage technology, but so can we. New tools for 2025 include: **For verification:** - Blockchain-based identity verification - AI-powered ID authentication that detects sophisticated fakes - Biometric verification for remote signings - Automated ownership verification systems **For monitoring:** - Property alert services that notify owners of any activity - AI systems that flag suspicious listing patterns - Dark web monitoring for stolen property information ## Your action plan: Stop fraud before it starts ### If you're a realtor: 1. **Implement the "vacant land protocol"**: Any unimproved property listing triggers enhanced verification 2. **Document everything**: Keep records of all identity verification attempts 3. **Trust your instincts**: If something feels wrong, it probably is 4. **Build relationships**: Know your local property owners before they list 5. **Stay educated**: Fraud tactics evolve monthly ### If you're a property owner: 1. **Monitor your vacant land**: Check tax records and listing sites regularly 2. **Register for alerts**: Many counties now offer property fraud alert services 3. **Document ownership**: Keep clear records and photos of your property 4. **Build local relationships**: Neighbors can be your early warning system 5. **Consider title insurance**: Even for land you've owned for years ### If you're a title professional: 1. **Enhance verification protocols**: Go beyond standard requirements 2. **Invest in technology**: Modern verification tools are worth the cost 3. **Train continuously**: Make fraud prevention a regular training topic 4. **Collaborate**: Share suspicious patterns with other professionals 5. **Document thoroughly**: Your records could be crucial in prosecution ## When to sound the alarm "If an unknown client contacts you and the situation is remotely similar to these patterns, please alert your title company immediately," Vanderpool urges. "We have stopped millions of dollars in fraud at Vanderpool Law. Sadly, other title companies have been burned. A call to law enforcement may be appropriate. The FBI takes property fraud seriously, and early reporting can prevent completed thefts." Contact points for suspected fraud: - Local FBI field office - State real estate commission - Local law enforcement - Title insurance underwriter - State attorney general's office ## The bottom line: Vigilance is not optional The fraudulent seller scam has evolved from a regional concern to a national crisis. With criminals becoming more sophisticated and targeting properties across state lines, every real estate professional must adopt enhanced verification protocols. "We can't afford to be polite when property theft is at stake," Vanderpool concludes. "Ask the hard questions, demand proper verification, and never let anyone rush you through a vacant land transaction. The few minutes extra it takes to verify could save someone their family legacy." Remember: In today's market, paranoia about vacant land sales isn't excessive—it's professional. For assistance with suspected fraudulent transactions or to implement enhanced verification protocols for your real estate practice, contact Vanderpool Law at (615) 771-9800. With over 25 years of experience protecting property rights in Tennessee and beyond, we've seen every variation of this scam—and know how to stop it.