Real estate scammers try to sell vacant land they don't own. Here's what to watch for

A scam in which the perpetrator sells land that they do not own has been "plaguing several areas of Pennsylvania," according to the Pennsylvania Association of Realtors.

Monroe County Recorder of Deeds Kate Best said the scam has not happened within Monroe County since she took office in January, but Pocono Mountains Association of Realtors Board President Yarrow Wilkins said she has seen it attempted many times in her 30 years in realty.

According to Wilkins, this scam primarily involves scammers selling vacant land that other people own.

“Usually, it’ll sound too good to be true,” said Wilkins, adding that victims are lured in on a parcel of land that is oftentimes owned by someone out of state.

As to why scammers primarily focus on vacant land, Wilkins said, “It’s much harder for someone to do this scam if there is a piece of property on it versus a vacant piece of land.”

“What we believe is happening is individuals are mostly looking for properties that either are vacant, or vacant for half the year,” said Best. “So people travel, (the scammer) will prepare a new deed, so they’re transferring ownership to themselves.”

Best believes that scammers target vacant lots because “nobody lives there” and it helps them “slide under the radar.”

Typically, these scammers will only text or email victims, and put off speaking with or meeting them at the property in person.

Monroe County offers a record alert program that can help alert potential victims if their name or property end up on documents they did not submit.

“But if you didn’t do anything, then you can quickly call our office,” said Best. “So, it does not stop it from being recorded, it just gives you a heads up really fast.”

The program is similar to a paid home-title protection service "in that you will get a text, you will get notified if something comes across your desk,” said Best, adding that while other programs may pay your legal fees, the county program can get the district attorney involved.

When asked where people usually fall victim to this scam, Wilkins said that she sees it happening more and more on Facebook Marketplace. She also said that this scam has been around for years, but did not happen as frequently in the past.

“Now that we have the internet, people have access to public data, public information,” said Wilkins. “You know who owns a parcel of land is public information, so it's not real hard to find it, particularly with the internet now.”

Wilkins said she has seen this scam a few times in the Poconos. She noted that the scammers will usually go silent when asked for further identification or for a title search. The scammer will either not respond, or suggest an out of state notary.

Wilkins recalled one instance in which everyone involved in the transaction felt uncertain after the "seller" wanted to use an out-of-state notary. It was only when they took a deeper look that they realized that the property was not actually owned by the seller.

Best noted the elaborateness of the scam in that documents need to be correct and signed by a notary for it to be accepted by the county. Also, scammers can pay thousands of dollars in recording fees and transfer taxes. The actual sale of the property is how Best anticipates that the scammers make their money.

Wilkins recommends that buyers use a Realtor, or any other real estate professional, as they provide additional due diligence that help assure that the land is owned by the seller.

The Record Alert System can be found on the Monroe County Recorder of Deeds page, and a video tutorial can be found on the office’s Facebook page.

“I would just say, you know, the biggest piece is if it seems too good to be true, it probably is,” said Wilkins, adding that scammers will also add a sense of urgency to discussions, such as they are going on vacation or they need to close the deal. “So, certainly if you’re feeling uncomfortable, that could likely be an issue.”

Best said she hopes to work with the Pocono Mountains Association of Realtors, so they pass along to buyers an informational flyer from her office that links to the Record Alert System via a QR code.

Max Augugliaro is the public safety and government watchdog reporter at the Pocono Record. Reach him atMAugugliaro@gannett.com.