Impersonation fraud is one of the fastest-growing scams in real estate. In the most common version, a criminal pretends to be the owner of a property and tries to sell it. In another, someone pretends to be a buyer to steal money or information from a seller or agent. Both depend on the same thing: nobody checking who they’re really dealing with. Here’s how each scam works, the warning signs, and how owners, buyers and agents can protect themselves.
What is seller impersonation fraud?
A scammer finds a property with no mortgage and no one living in it, most often vacant land or a rental or second home. Using public records, they learn the owner’s name, then contact a real estate agent pretending to be that owner. They usually say they live out of state, can only communicate by text or email, and want to sell quickly, often below market value.
When a buyer is found, the scammer signs documents using a fake ID and a notary who is either fooled or part of the scheme, then tries to have the sale proceeds wired to an account they control. The real owner may not find out until the deed has already been recorded in someone else’s name.
Red flags for agents and buyers
- The “owner” won’t meet in person or join a live video call.
- They insist on communicating only by text or email.
- The property is vacant land or a home with no mortgage.
- They want a quick sale, often at a price below market value, and push for a cash buyer.
- They want to use their own notary, or sign documents remotely.
- The mailing address or phone number doesn’t match what’s in public records.
What is buyer impersonation?
Scammers also pose as buyers. Common versions include:
- Overpayment scams: a “buyer” sends a check for more than the deposit, then asks for the difference back by wire before the check bounces.
- Fake proof of funds: forged bank letters used to tie up a property or gather information.
- Malicious attachments or links: a “buyer” sends an “offer” as a file or link that steals login details for email or transaction software.
The defense is the same: verify identity and funds through independent sources, and never send money back to someone because of a check or deposit that hasn’t fully cleared.
How property owners can protect themselves
- Sign up for property fraud alerts if your county Register of Deeds offers them. Many North Carolina counties do, and they notify you when a document is recorded in your name.
- Search your own address online from time to time, especially for vacant land or a second home.
- Check your county’s recorded documents under your name once or twice a year. Our guide on how to verify property ownership shows how.
- Keep your mailing address current with the county tax office.
How buyers can protect themselves
- Work with a licensed agent and a North Carolina closing attorney who verifies the seller’s identity.
- Be cautious when a deal on land or a vacant home seems too good and too rushed.
- Never wire money based on emailed instructions without calling a trusted phone number first. See how to spot real estate wire fraud.
- Get an owner’s title insurance policy. It’s one of your best protections if a problem with the title turns up later.
What to do if you suspect impersonation fraud
- Owners: contact the listing agent or brokerage right away and tell them you did not list the property.
- Call your county Register of Deeds to see whether anything has been recorded.
- Report it to your local police and to the FBI at ic3.gov.
- If a fraudulent deed was recorded, contact a real estate attorney about clearing your title.
How forged deeds and fraudulent notaries fit in
Some scammers skip the sale entirely and go straight to the deed. They forge the owner’s signature on a deed transferring the property, then use a notary who is either careless or in on it to make the document look valid. Once it’s recorded at the Register of Deeds, they may try to sell the property or borrow against it. Remote and mobile notarizations that don’t properly verify identity make this easier.
Warning signs include a notary the “seller” insists on choosing, documents signed somewhere far from where the owner lives, and a deed recorded shortly before a quick sale. Closing attorneys and title insurers look for exactly these patterns.
Why vacant land and empty homes are targeted
Scammers favor properties where no one will notice until it’s too late:
- Vacant lots and land, especially where the owner lives out of state
- Paid-off homes, where no lender is watching the title
- Rentals, second homes and inherited properties that the owner rarely visits
If you own a property like this, it’s worth checking the records under your name regularly and keeping a neighbor or property manager in the loop.
Related reading: how to verify property ownership and an owner’s identity, how to spot fraudulent listings, and how to spot real estate wire fraud.
Frequently asked questions
Can someone sell my property while posing as me?
They can try, and occasionally they succeed, most often with vacant land or a paid-off property. Identity checks by agents and closing attorneys stop most attempts. Fraud alerts and regular record checks are your early warning.
What is buyer impersonation in real estate?
A scammer poses as a buyer to steal money or information, usually through overpayment schemes, forged proof of funds, or malicious links sent as “offers.”
Who is most at risk of seller impersonation?
Owners of vacant land, rentals and second homes, especially properties with no mortgage and an owner who lives somewhere else.
Worried about a property you own in the Triad? Talk to a Mantle Realty agent. We verify who we’re working with, every time.
