How to Tell If a Land Buyer Is Legitimate

A legitimate land buyer should provide a written offer and be willing to answer your questions about the process. Before agreeing to sell, check for complaints, confirm use of a real title company, and watch for scam warning signs.

How do I check if a land buying company is registered and in good standing?

Search online for the company name plus words like “review,” “scam,” or “complaint” to check for issues, as recommended by the Federal Trade Commission.

The FTC recommends searching for the company name with “review,” “scam,” “fraud,” or “complaint” to find reports from other sellers. The Better Business Bureau and your state’s Attorney General may also have complaint records, and both offer mediation for unresolved disputes in some states (Kentucky Attorney General).

If the company is unresponsive, has no online presence, or cannot provide a business address, proceed with caution. If a business is out of business or has moved with no forwarding address, it is almost always impossible to resolve complaints (Kentucky Attorney General).

Steps to Check for Red Flags

What documents should a legitimate buyer provide before closing?

A legitimate buyer provides a written purchase agreement and clear identification of the property being purchased. The offer should specify no payment is required from you before closing. You should also receive documentation showing the buyer’s business information and contact details.

The purchase agreement should include the parcel number, legal description, and purchase price. Legitimate buyers have no problem answering how they arrived at their number and will provide the contract in writing for you to review. If the offer is vague, omits property details, or the buyer cannot explain the terms, this is a red flag (Government Land Sales).

If you are not comfortable with the documents or the explanation of terms, do not sign anything. The FTC recommends getting all details in writing and resisting pressure to act before you are ready.

Typical Documents Provided by Legitimate Buyers

If you receive only a verbal offer, or the buyer refuses to send documents for your review, that is a warning sign. A real buyer will want everything documented for both your protection and theirs.

How do I confirm the buyer will use a real title company?

Ask the buyer for the name, address, and contact information for the title company or attorney who will handle closing. Then, independently look up the title company and contact them directly to verify they have opened a file for your transaction. Never rely on contact information provided solely by the buyer.

A legitimate buyer will not object to you confirming the title company’s credentials or to you speaking directly with the closing agent.

Be wary if the supposed property owner avoids voice or video calls or is reluctant to engage in direct communication.

How to Verify the Title Company

If the buyer refuses to provide this information, or if the title company cannot confirm your transaction, do not proceed.

What are warning signs of a land buying scam?

Warning signs include requests for money up front, vague or missing property details, rushed timelines, unwillingness to put the offer in writing, refusal to use a title company, or reluctance to answer your questions. Promises of guaranteed profits or no risk are also a red flag, according to the FTC.

Common red flags of land scams, as summarized from Government Land Sales, FTC, and Thomas & Webber:

If any of these apply, stop the transaction and consider consulting a real estate attorney (Government Land Sales). If you have already signed something or sent money, you may need to file a complaint with your state Attorney General or the Better Business Bureau (Kentucky Attorney General).

Should I expect a buyer to pay anything upfront?

If a buyer claims you must pay to “unlock” the deal, clear title, or secure the offer, decline immediately. The FTC warns that scammers often pressure people to act quickly and make guarantees that are too good to be true.

If you are asked to send payment, stop the process and seek independent advice. If you are ever uncertain, consult a real estate attorney before proceeding (Government Land Sales).

Typical Closing Costs and Who Pays

What else should I do to protect myself when selling land?

Always verify the identity of the buyer and the company, review all documents before signing, and never rush the process. Consult a professional if anything feels off. If you suspect fraud, report it to your state Attorney General or the Better Business Bureau.

For more on evaluating offers and protecting yourself, see our guides on how to spot a shady land buyer, red flags in a land contract, and what a preliminary title report tells you. If you want to compare selling routes, our page on auction vs. FSBO vs. agent vs. cash buyer breaks down time, cost, and certainty.

AMM Land Sales makes cash offers on vacant land in all 50 states. Every purchase closes through a title company, with no commission or fee to the seller, and all closing costs paid from our side. To understand your options, see our page on selling land.

Summary Table: How to Vet a Land Buyer

If you follow these steps, you can reduce your risk and proceed with confidence. If you have doubts at any stage, take time to get independent advice before moving forward.