How to Avoid the Florida Vacant Home Scam (and Squatters)

If scammers have already changed the title on your property, here are some steps you can take:

• Pursue criminal charges: File a report with local law enforcement to initiate an investigation.
• Consult with an attorney: Work with a legal expert to dispute the fraudulent transfer and regain rightful ownership.
• Place a lien on your own property: This can prevent thieves from selling the property or taking out loans against it.
• Contact your title insurance provider: If you have title insurance, notify them immediately to assess coverage and support.
• Notify the county recorder’s office: Alert the office to the fraud and request a correction to the property records.

What Florida is doing to combat home title fraud

Florida officials have stepped up efforts to address the rise in home title fraud. Law enforcement agencies have launched task forces to investigate these crimes and prosecute offenders. New laws and regulations have also been introduced to tighten oversight of property transactions and make it harder for scammers to forge documents.

For example, Lee County recently launched a two-year pilot program to address loopholes in state law that make it easy for criminals to carry out a Florida vacant home scam. The program includes getting government-issued IDs tied to land records.

“I think the clerk’s office should have the authority to reject documents on their face,” Lee County Clerk of Courts Kevin Karnes told Tampa Bay’s NPR station WUSF. He explained that if a homeowner discovers a fraudulent real estate transaction “Law enforcement now not only has the suspected false document, they also have the government-issued IDs of all parties within that transaction.”

Additionally, public awareness campaigns aim to educate homeowners about the risks of title fraud and encourage vigilance. Local governments are working closely with real estate professionals to identify suspicious activity and prevent fraud before it occurs.

Red flags to help buyers avoid Florida vacant home scams

On the other victim side of the Florida vacant home scam are the property buyers who can find themselves conned out of tens or even hundreds of thousands of dollars. If you’re shopping for a home or land in Florida, here are some red flags that can alert you to property fraud:

• The seller claims to be out of the state or country
• The property is listed significantly below its market value
• The seller strongly emphasizes an urgency to sell quickly
• The seller is insisting on an all-cash deal
• The seller never communicates with you in person or on video
• There is no “For Sale” signage on the property
• The seller will only agree to a remote notary and remote closing

Florida home squatter scams

In addition to title fraud, vacant homes in Florida are also at a higher risk of squatter scams. Squatters or opportunists may illegally occupy unoccupied homes and claim residency or present falsified lease agreements, making it challenging for owners to reclaim their properties.

In the wake of 2024 natural disasters that have left many homes vacant, Florida launched a new squatter law called HB 621. According to a press release from the Florida Governer’s office, under HB 621, a property owner can request law enforcement to immediately remove a squatter from their property if the following conditions are met:

• The individual has unlawfully entered and remains on the property;
• The individual has been directed to leave the property by the owner but has not done so; and
• The individual is not a current or former tenant in a legal dispute.

The press release states, “In Florida, it will be quick and simple to reclaim your home from squatters, avoiding costly delays, litigation, and missed rents.”

The new law also creates harsh penalties for anyone engaged in squatting and for those who encourage squatting and teach others how to pull off the scam. Criminal penalties outlined in the release include:

• A first-degree misdemeanor for making a false statement in writing to obtain real property or for knowingly and willfully presenting a falsified document conveying property rights;
• A second-degree felony for any person who unlawfully occupies or trespasses in a residential dwelling and who intentionally causes $1,000 or more in damages; and
• A first-degree felony for knowingly advertising the sale or rent of a residential property without legal authority or ownership.

“We are putting an end to the squatters scam in Florida,” Governor Ron DeSantis said in the release. “While other states are siding with the squatters, we are protecting property owners and punishing criminals looking to game the system.”

To protect against squatter scams:

• Visit your vacant property regularly or ask a trusted neighbor to keep an eye on it.
• Install visible security measures, such as cameras or alarm systems, to deter unauthorized entry.
• If squatters do take over your property, contact law enforcement and seek legal advice to handle the situation within Florida’s legal framework.

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Florida vacant land scams

Vacant land in Florida is another target for scammers. According to Florida Attorneys’ Real Estate Councils by The Fund (Florida ARECs), scammers will either forge a deed or present themselves as the true owner. The fraudsters will list the land for sale on real estate platforms like Zillow for an attractive price. Once a buyer takes the bait, the scammers set up the closing.

In most cases, the fraudulent seller will tell the buyer they need to handle everything by email or mail and present a convincing reason why they cannot meet in person or talk over the phone or on video. If no one catches the scam, the fake seller gets away with thousands of dollars. The buyer and the true owner will not be aware until it’s too late.

Florida ARECs offer the following guidance if you become involved in the sale of a vacant lot:

• Determine if the property is truly vacant
• Confirm the land has no mortgage (a real estate attorney can help)
• Take multiple steps to verify the seller’s identify
• If the land is listed by an agent, ask if all communication was via email
• Contact the true owner to verify they are selling the property
• Do not use the owner’s provided contact information (from an ad or Zillow)

If you own vacant land in Florida, here are some precautions to take:

• Sign up for free Florida property fraud alerts
• Monitor property records for unauthorized changes
• Stay in touch with neighbors or authorities who can alert you to unusual activity
• Consult with a real estate professional if you suspect fraud

Take steps to avoid a Florida vacant home scam

The Florida vacant home scam and related property fraud schemes are serious threats to homeowners. Staying vigilant by monitoring your property records, signing up for alerts, securing your vacant home, and staying informed about scams can help protect your assets.

If you suspect fraud, act quickly by contacting local law enforcement or consulting with a real estate expert. Taking proactive steps today can save you from significant trouble in the future.

If you’re planning to sell a Florida property or wish to buy a Florida home, use HomeLight’s free Agent Match platform. We’ll connect you to trusted, top-rated agents in your market. We analyze over 27 million transactions and thousands of reviews to determine which agent is best for you based on your needs.

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