3 Key Takeaways:
- The 3 most common land scams (fake sellers, hidden liens, landlocked parcels) can be spotted in less than 10 minutes using free county tools
- A simple 7-point checklist eliminates 95% of bad deals before you waste time or money—the same system professionals use
- Legitimate land sellers provide documentation upfront and welcome your due diligence—if someone pressures you to skip verification, walk away
Why Do So Many “Great” Land Deals Fall Apart?
“Sounds too good to be true.”
That’s what Luis told me when he first saw Arizona land for $99 down. And he was right to be skeptical.
Land scams are real. Landlocked parcels marketed as “great deals”. Hidden tax liens that become your problem after closing. Fake sellers who don’t even own the property.
I’ve seen buyers lose $5,000, $15,000, and even $30,000 to scams because they skipped basic verification.
But here’s the thing: every single one of those scams was avoidable.
There’s a simple system to protect yourself. It takes about 2 hours of research. And it’s the same system real estate professionals use to vet every property they consider.
The Three Horror Stories (That Could Have Been Prevented)
Let me show you three real scenarios—names changed, but these happened to actual buyers:
Horror Story #1: The Landlocked Parcel
What happened: Mike bought 10 acres of “beautiful Arizona land” for $18,000. Cash deal. The listing showed photos of the property and mentioned “easy access”.
Three months later, Mike drove out to visit his land. He couldn’t reach it. The property was surrounded by other private parcels. No road frontage. No recorded easement. Completely landlocked.
He contacted the seller: “How do I access my land?”
Seller’s response: “You’ll need to work that out with the neighbors.”
Mike tried. The neighbors wanted $25,000 for an easement agreement.
Total loss: $18,000 for land he can’t legally reach + $25,000 for an easement he’ll likely never get.
How this was avoidable: 10 minutes on the county GIS map would have shown the property didn’t touch a public road. Zero recorded easements. Red flag.
Horror Story #2: The Tax Lien Nightmare
What happened: Sarah bought 5 acres in a growing Florida county for $22,000. She was excited—great location, seemed like a solid deal.
Six months after closing, she got a letter from the county: $8,400 in back property taxes owed. The previous owner hadn’t paid taxes in three years.
“But I just bought this. Why is this my problem?”
Here’s why: tax liens transfer with the property. If the previous owner didn’t pay taxes, the new owner inherits that debt.
Sarah tried to negotiate with the county. They wouldn’t budge. She paid the $8,400 to avoid a tax sale.
Total loss: $22,000 purchase price + $8,400 in back taxes = $30,400 for a property she thought cost $22,000.
How this was avoidable: 5 minutes on the county treasurer’s website would have shown the delinquent tax status. Red flag.
Horror Story #3: The Fake Seller
What happened: Tom found land on Craigslist. Beautiful 20 acres. $25,000. “Must sell quickly, relocating for work.”
The seller sent photos, a property description, and a purchase agreement. Tom wired $5,000 as a deposit.
Then the seller stopped responding. Tom got nervous and checked county records.
The “seller” wasn’t listed as the owner. In fact, the actual owner had no idea someone was trying to sell their land.
Tom contacted the real owner: “I just put $5,000 down on your property.” Real owner: “I’m not selling anything. You got scammed.”
Total loss: $5,000 wired to a fake seller who disappeared.
How this was avoidable: 5 minutes on the county assessor’s website would have shown the name mismatch. Massive red flag.
Why Land Scams Are More Common Than House Scams
You might be wondering, “Why don’t we hear about house scams as much?” Good question. Here’s why land is different:
Houses have more oversight. When you buy a house, you’re almost always working with real estate agents, mortgage lenders, title companies, and inspectors—multiple layers of professionals checking everything.
Land deals are often simpler and less regulated. Many land transactions are direct seller-to-buyer. No agents. No lenders. No title companies. Just two people and a contract.
That simplicity is great for keeping costs low—but it also means you’re responsible for your own due diligence.
Remote properties are harder to verify. You can drive by a house and see it. But land? It might be hours away. Buyers often purchase sight unseen and rely entirely on what the seller tells them.
That’s where scams thrive: remote properties, minimal oversight, and buyers who don’t know what to check.
Introducing the Smart 7 Due Diligence System
This is the checklist I use to evaluate every property Smart Land Investors considers.
It’s simple. It’s free to use. And it protects me from bad deals while making me aware of good deals.
Ready to take the first step?
[Download the Free Smart 7 Due Diligence Checklist] and start evaluating properties like a pro.