Fraudulent land listings remain an ongoing issue. This resource page focuses specifically on land-listing scams from the listing agent’s perspective and offers guidance to help you get started. When in doubt, consult your broker!
This educational tool is designed to help reduce fraudulent land listings by addressing these emerging scams.
As an ARMLS subscriber, this resource is designed to help you detect fraud attempts early, reduce the number of fraudulent listings submitted to the MLS and strengthen overall ARMLS protections.
ARMLS RULES - LEGAL LIABILITY
Together, these rules clarify that while ARMLS has limited liability, Subscribers and Participants bear the full risk for the content they submit.
These provisions form part of a broader risk management framework tied to indemnity clauses in the ARMLS Subscriber Agreement and other policies.
ARMLS Rule 8.2
Rule 8.2 imposes proactive responsibility on Subscribers to avoid liability by ensuring listing accuracy.
8.2 LISTING AGREEMENTS. A Listing agreement must be in writing and fully executed before that Listing is acceptable to be FWA. Exempt Listings must include a disclosure as described in Section 8.7 of these Rules. The Listing agreement of a property filed with the MLS by the listing participant should include a provision expressly granting the Listing Participant authority to advertise; to file the listing with the MLS; to provide timely notice of status changes of the listing to the MLS; and to provide sales information including selling price to the MLS upon sale of the property. If deemed desirable by the MLS to publish sales information prior to final closing (settlement) of a sales transaction, the listing agreement should also include a provision expressly granting the Listing Participant the right to authorize dissemination of this information by the MLS to its Participants. Furthermore, the listing agreement should include a disclosure to the seller that the broker compensation is not set by law and is fully negotiable. Hard copies of Listing agreements shall not be FWA. Net Listings are not accepted for listing on the MLS. Except for Business Opportunities and Commercial (Sale or Lease) listing types, only Listings taken using Exclusive Right to Sell Listing and Exclusive Agency Listing contracts are accepted by ARMLS. For Business Opportunities and Commercial listing types, ARMLS will accept Open Listings but NOT Net Listings. ARMLS may accept Listings taken using other forms of agreement, which make it possible for the Listing Participant to Cooperate with other Participants acting as subagents, buyer agents, or both. Neither ARMLS nor the Associations regulate the type of Listing that a Subscriber may take. Subscribers are free to take a Listing using a form of agreement that is not accepted by ARMLS for listing on the MLS and market these Listings outside the MLS. ARMLS may refuse to publish information that may create legal liability.
ARMLS Rules & Regulations Last Updated: October 1, 2025 | Page 15
ARMLS Rule 8.5
Rule 8.5 grants ARMLS the power to act reactively to reduce its own liability exposure.
8.5 DETAILS ON LISTINGS FILED WITH ARMLS. A Listing, when FWA by a Subscriber, must include all required information or ARMLS will not accept the Listing. An “R” beside a field name on the Profile Sheet or input screen indicates “required information” that must be included on each Listing that is FWA. Detailed information on Listings FWA shall be accurate and factual at all times, whether the Listing status is coming soon, active, expired, canceled, temporarily-off-market, sold, pending sale, or any other status. Subscribers may not change any required Listing information, except the owner’s name and phone number, to be non-factual or to eliminate factual information from a Listing. Subscribers may not manipulate data by altering, amending, or refiling Listings to create a statistical or categorical result that is not supported by all applicable facts. This applies to all Listings, whether the Listing status is active, expired, canceled, temporarily-off-market, pending sale, sold or any other status. ARMLS may refuse to publish information that may create legal liability.
ARMLS Rules & Regulations Last Updated: October 1, 2025 | Page 16
Vacant land scams have become an increasing problem, where potential buyers, property owners and real estate agents are defrauded.
TIPS FROM NAR
🔹Be cautious
🔹Conduct independent research
🔹Avoid having the seller arrange for the notary at closing
🔹Ask the seller to provide a copy of a voided check with a disbursement authorization form
🔹If you suspect that you’re involved in a vacant lot scam, contact law enforcement by filing a complaint at IC3.gov
FRAUD EXAMPLES
Hover over or tap each example to see the resolution of each scenario.
SCENARIO ONE
You are a new Listing Agents (LA) to a land lot property. Other agents contact you expressing concern and if you have spoken with the same “owner” regarding a land and lot property.
SCENARIO ONE RESOLVED
You become suspicious and request a video chat with the owner. The “owner” never responds. This can reinforce your concern that the person was not the actual property owner.
Possible Next Steps
- Contact your Broker
- Cancel the listing
- Request ARMLS hides the listing to prevent any further inconvenience to the real owner.
SCENARIO TWO
You are the Listing agent for a Lot/Land Listing, and you go under contract. When you take the steps to change the status in Flexmls the true property owner receives a notification.
SCENARIO TWO RESOLVED
The true property owner reaches out to you, the listing agent.
The true owner showed additional proof to the Title Company that they are the owners and do not wish to sell.
Possible Next Steps
- Self-Report to DI
- Review documents with Title
- Request that ARMLS hide the listing to prevent any further inconvenience to the real owner.
SCENARIO THREE
You become the listing agent for a land property in a high-end property area but selling the land below value.
SCENARIO THREE RESOLVED
Your conduct more research and find the “seller” has an out-of-state mailing address and neighbors alert you the owner is not selling.
Possible Next Steps
- Self-Report to DI.
- Attempt to contact the true owner.
- Request DI to have the listing cancelled or hidden.
SCENARIO FOUR
You received a new land listing that is vacant and the seller’s listing price recommendation is much lower than surrounding lots.
SCENARIO FOUR RESOLVED
Research has identified that the true owner’s tax mailing address is out-of-state.
You speak with the true property owner. This person said they did not sign a Listing Agreement with you.
Possible Next Steps:
- Research
- Move to TOM
- Contact DI
WHAT TO WATCH OUT FOR
Here are some red flags, exercise caution if a potential client asks you to sell a vacant parcel or unoccupied property with one or more of these red flags.
🚩 The potential client wants to list the property for significantly below market value.
🚩The potential client emphasizes an urgency to sell quickly.
🚩The potential client has a strong preference or requirement for cash.
🚩The potential client never communicates in person or on video, preferring to text or email.
🚩The potential client does not want a “For Sale” sign in the yard.
🚩The potential claims to be out of the state or country.
🚩The potential client will only use a remote notary and requests a remote closing.
🚩Incorrect ownership details.
🚩Refusal to verify identity.
🚩Unusual communication patterns.
BEST PRACTICES
🔷 Exercise due diligence to verify the purported seller is the actual property owner, for example:
- Ask for multiple forms of identification.
- Request to meet the seller face-to-face.
- Ask for proof of ownership of the property.
- Ask the potential client about the area around the vacant property to see if they are familiar with the area.
🔷 Ask the seller for a voided check and a disbursement authorization form; then use a wire verification service to confirm the account information and ownership.
🔷 Conduct independent research to confirm the property owner, such as looking online for a recent photo or speaking to a neighbor.
🔷 Verify the seller’s email and phone number.
🔷 Make sure you or the title company select the remote notary at closing.
🔷 Follow safe listing procedures.
🔷 If you suspect that you are involved in a vacant lot scam:
- Contact law enforcement and file a complaint at IC3.gov.
- Remove the listing from the MLS and take down any advertisements quickly.
🔷 Public Records Review Monsoon/Curbview Tax:
- Review deeds, title history and MLS listings for unusual activity.
- Look for recent, unexplained ownership changes or
irregularities in transaction history.
BEST PRACTICES
🔷 Exercise due diligence to verify the purported seller is the actual property owner, for example:
- Ask for multiple forms of identification.
- Request to meet the seller face-to-face.
- Ask for proof of ownership of the property.
- Ask the potential client about the area around the vacant property to see if they are familiar with the area.
🔷 Ask the seller for a voided check and a disbursement authorization form; then use a wire verification service to confirm the account information and ownership.
🔷 Conduct independent research to confirm the property owner, such as looking online for a recent photo or speaking to a neighbor.
🔷 Verify the seller’s email and phone number.
🔷 Make sure you or the title company select the remote notary at closing.
🔷 Follow safe listing procedures.
🔷 If you suspect that you are involved in a vacant lot scam:
- Contact law enforcement and file a complaint at IC3.gov.
- Remove the listing from the MLS and take down any advertisements quickly.
🔷 Public Records Review Monsoon/Curbview Tax:
- Review deeds, title history and MLS listings for unusual activity.
- Look for recent, unexplained ownership changes or
irregularities in transaction history.
REPORT SUSPECTED FRAUD LAND LISTINGS
A new online reporting form allows ARMLS subscribers to report suspected fraudulent land-listing attempts directly to the Data Integrity team.
COMMON QUESTIONS
I suspect I’m involved in a vacant lot scam.
Contact law enforcement and file a complaint at IC3.gov
What is title fraud?
Title fraud, or deed theft, is when someone illegally transfers the title or deed of your property without your knowledge, often using forged documents or fake IDs.
What’s the difference between Title fraud and deed theft?
They are the same. Title fraud is also known as deed theft.
Does title fraud only happen on vacant properties?
No, but vacant properties are the most vulnerable.
Isn’t land deed fraud a legal issue for the state?
Real estate professionals can play a critical role as the first line of defense—educating clients, spotting red flags and pointing them toward fraud prevention tools. Practices may vary based on state and local law.
RESOURCES
LOCAL STATE RESOURCES
🛠️ Your Brokerages “Deed Fraud Toolkit”
🛠️ ADRE: Guidance for legitimate property owners who discover their land was targeted, directing them (state-level reporting) https://azre.gov/
🛠️ Arizona Attorney General https://www.azag.gov/press-release/attorney-generals-office-warns-az-homeowners-about-deed-fraud
🛠️ AAR Arizona Association of Realtors https://www.aaronline.com/2023/06/07/tools-to-combat-seller-impersonation-and-deed-fraud/
NAR RESOURCES
🔑 NAR Video Avoiding Vacant-Land Scams https://www.nar.realtor/videos/window-to-the-law/avoiding-vacant-land-scams
🔑 NAR Article https://www.nar.realtor/magazine/real-estate-news/title-pirates-are-on-the-prowl-with-vacant-properties-most-at-risk
🔑NAR Consumer Guide https://www.nar.realtor/the-facts/consumer-guide-understanding-protecting-yourself-from-title-fraud
ASK DATA INTEGRITY
Want some extra clarification? Submit a question for Data Integrity.