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real‑estate lead began like most: a seller emailed a realtor, saying he wanted to sell a vacant lot. Katie Hanner, a licensed broker and owner of Thrive Realty in the Austin suburbs, received the message. The seller’s asking price was just below market value—high enough to attract buyers but not so low as to raise suspicion. “Nothing seemed out of the ordinary,” Hanner recalls. “Today, most sellers start conversations via email, text, or a website. That’s normal.”

    Her gut told her something was wrong when the seller refused to meet in person or take a phone call. Hanner drove to the property in Leander, a suburb of Austin, and discovered the lot was adjacent to other vacant parcels owned by the same person. She located the actual owner, who lived on a neighboring lot and had no knowledge of the sale. The owner had no intention of listing the property. If the scam had gone unchecked, a buyer could have wired hundreds of thousands of dollars to a fake seller, and the title insurer could have been liable for the loss.

    Title pirates—scammers who hijack property ownership to make quick, illegal sales—are a growing threat, especially as transactions move online. The scam exposes a weakness in public records: why is it so easy for bad actors to steal a title?

    **How Title Pirates Operate**

    Most home buyers arrange showings and open houses with their agents, and ownership is clear. Title pirates target investors buying land, out‑of‑town buyers making sight‑unseen purchases, or anyone buying a lot for a new build. Vacant land, second homes, rentals, or any property where the owner isn’t present are prime targets. Los Angeles agent Wesley Kang, founder of Realtor 1099Cafe, reported a client whose house was targeted during a divorce; a scammer filed a fake deed in the county records. “They’re getting scary sophisticated,” Kang says.

    Scammers pull information from public records, forge signatures, pay a sketchy notary, and file a fake deed. Once recorded, the deed looks legitimate to banks, title officers, buyers, and agents.

    **The Rise of Title Fraud**

    Title fraud is increasing. In 2023, the FBI received about 900,000 real‑estate‑related crime complaints, with over 9,500 for title fraud (FBI Internet Crime Report). Scammers use AI to create convincing documents. “You need a vigilant title insurer who stays educated on the latest techniques,” says David Zawadzki, EVP of business development at Proper Title.

    In Florida, Kevin Tacher, CEO of Independence Title, works with FBI agents and state attorneys on fraud cases. In a 2018 sting, a title pirate forged a warranty deed and posed as the seller. Tacher spotted red flags: a mortgage recorded six years after it was paid off, and the scammer wouldn’t connect him with the actual homeowner. In a typical month, Tacher’s team handles 50–75 closings and flags 5–7 scams. Their due diligence includes sending letters to the property owner’s registered address and performing reverse phone searches.

    **Red Flags to Watch For**

    Jennifer Haskins, attorney at McCarthy Law (estate planning, real estate, elder law), lists key indicators of title fraud:

    1. **No in‑person meeting** – If the seller refuses to meet or tour the property, they may lack authority to sell.

    2. **Unlicensed “agents”** – Verify the agent’s license and company. Call the company directly to confirm the individual’s identity.

    3. **Too‑good‑to‑be‑true prices** – Extremely low prices or promises of favorable financing can signal a scam.

    4. **Lack of property details** – A legitimate seller or agent should answer basic questions about the property.

    5. **Urgent closing** – A strong push to close quickly, without allowing reasonable checks, is a warning sign.

    6. **Scammer’s own notary** – Scammers often insist on using their own notary, citing excuses like being abroad or ill.

    **Stopping Title Pirates**

    Hanner emphasizes slowing down and asking the questions scammers avoid. “Insist on phone calls and video verification, verify identities through multiple sources, compare signatures with county records, cross‑check seller details, and involve trusted title companies that know what to look for,” she says. “If a seller pushes back—refuses to meet, verify, or follow standard procedures—that’s not just a red flag; it’s a deal‑breaker.”

    By staying vigilant, verifying every detail, and involving experienced title professionals, buyers can protect themselves from title pirates and ensure a legitimate transaction.