How to Make Sure a Land Deal Is Legit

I buy dozens and dozens of properties sight unseen, and I've yet to get ripped off.

Luck has nothing to do with it. My team follows the same process on every single property. Here's the short version so you can do it too.

Start with the APN

The Assessor's Parcel Number, or APN, is how the county tracks a piece of land. A lot of vacant land doesn't have a street address, so the APN is how you look it up.

The county also keeps a legal description. It can look like a jumble of words, something like "LOT 436 BLK 1 LAKE PALESTINE LAKEWOOD." Don't worry if it doesn't make total sense. The county knows what it means.

If you're looking at a lot on Facebook or Craigslist and the ad doesn't list these, ask for them. A real seller will have them.

Look it up

With the APN you can search the county appraisal district or GIS map. Sites like Regrid pull this together for free and give you a quick overview.

Don't panic if the owner name looks wrong

Sometimes you look up a lot and the owner is listed as someone else. Did you just catch a scammer?

Maybe. But probably not.

County websites are only as current as the people updating them. I've owned properties for years that still show the old owner online, even though the deed was recorded in my company's name long ago.

Land investors also do a lot of deals with each other. So a lot may be listed under another company. It's fair to ask the seller to show you the contract or deed that gives them the right to sell. They may black out what they paid, and that's normal.

Trust but verify

One of my mentors always said it. Trust but verify.

That means doing something crazy. Pick up the phone and call the county. Ask the County Clerk for a copy of the last recorded deed. Ask the Tax Collector if any taxes are past due. It might cost a few bucks. If you're serious, it's worth it.

Ask about the guarantee

Does the seller offer a money back guarantee? That's a good sign. Ask exactly what it covers and how long it lasts, and whether the document fee is refundable. Doc fees are often non-refundable.

Our owner financed lots come with a 60 day money back guarantee. If the land isn't what we said it was, you get your money back.

Fill out the form

My free guide includes the blank due diligence form we use on every property. Fill it out before you buy. If something doesn't add up, ask questions until it does.

Heads up. I'm not a lawyer, a Realtor, a title agent or a financial advisor. I'm just a guy who buys and sells a lot of land. This post is general information from my own experience, not legal, tax or financial advice. Every state, county and deal is different, so talk to a qualified professional about your situation before you make a decision.