How to Verify a Land Buyer Is Real (APN, Deed Records, Proof of Funds)

Anyone can say they're a cash buyer. Before you spend time on a buyer, or tie up a deal for them, it's worth checking that they actually buy land and can close. The good news: most of the evidence is public or easy to request. Here is how to verify a land buyer.

1. Check their purchase history in county records

When land sells, the deed is usually recorded with the county (often called the Register of Deeds, County Recorder or Clerk). Those records show the buyer (grantee), seller (grantor), date and often the sale price or transfer tax paid.

• Search the county's online deed index by the buyer's company name and any related entity names.
• Look for repeat purchases in the area they say they buy in.
• Note dates: recent, steady activity is a better sign than one purchase years ago.

Availability of online records and price data varies by county and state. Some counties require an in-person or paid search.

2. Use the APN to confirm a specific deal

The APN (assessor's parcel number, also called parcel ID or PIN) uniquely identifies a parcel within a county. If a buyer says "we bought those 12 lots last spring," ask for the APNs. Then:

• Look up the APN in the county GIS or assessor site to see the current owner.
• Check that the owner name matches the buyer or their entity.
• Pull the recorded deed for that parcel to see the transfer date.

If the current owner doesn't match and there's no clear explanation (for example, the buyer already built and sold the home), ask more questions.

3. Review closing documents when appropriate

A closing statement or settlement statement (sometimes still called a HUD-1) summarizes the money in a transaction: price, credits, fees and parties. A serious buyer may share a redacted copy of a past closing to show they close. Personal financial details can be blacked out; the parties, property and date are what matter.

4. Ask for proof of funds or financing

For a specific deal, it's reasonable to ask for proof of funds (a recent bank or brokerage statement, often redacted, or a bank letter) or a lender pre-approval or commitment letter. Confirm the name on the document matches the buyer entity. For large deals, you or your attorney can call the bank or lender to verify the letter using a phone number you look up independently.

5. Confirm the business is real

• Look up the company on the state's business entity search to confirm it exists and is active.
• Check that the website, phone and email are consistent and that the people you talk to are associated with the company.
• Look for real projects: homes built, communities, permits in the area.

6. Watch for red flags

• Vague criteria ("I buy everything, everywhere").
• No recorded purchases you can find, and no willingness to share examples.
• Pressure to sign quickly or to send money upfront.
• Requests to assign your contract without clear terms or earnest money.
• Proof-of-funds documents that look edited or don't match the buyer's name.

7. Protect yourself in the contract

Verification lowers risk, and good paperwork lowers it further. When you work with a new buyer:

• Use a written purchase or assignment agreement that names the buyer entity and the parcel by APN and legal description.
• Ask for earnest money held by a title company or closing attorney, not sent to an individual.
• Set clear deadlines for due diligence and closing.
• Close through a title company or attorney who can confirm funds before recording.

Never send money to a "buyer" to secure a deal, and be wary of anyone who asks you to.

A quick verification routine

1. Search the county deed index for the buyer's entity name.
2. Ask for two or three APNs of recent purchases and confirm ownership.
3. Confirm the entity on the state business search.
4. For a live deal, request proof of funds or a lender letter in the buyer's name.
5. Close through a neutral title company or attorney.

Five steps, often done in under an hour, can save you weeks spent on a buyer who was never going to close.

How LandMatch helps

On LandMatch USA, land buyers can add their past deals with the APN, county, price and date, and upload a proof document such as a county deed record, closing statement or settlement statement. Proof files are private: only the buyer and LandMatch admins can open them. After LandMatch reviews a deal, it shows on the buyer's profile as Verified by LandMatch, appears as a pin on their profile map, counts toward their stats and can place them on the verified leaderboard. Numbers a buyer enters themselves are labeled self-reported, so you can tell the difference.

Verification on LandMatch is a helpful signal, not a guarantee. Always do your own due diligence on each deal, and use a title company or attorney for closings.

FAQ

What is an APN?

An APN (assessor's parcel number), also called a parcel ID or PIN, is the number a county uses to identify a specific parcel. You can use it to look up the owner and recorded deeds.

How can I see what land a buyer has purchased?

Search the county's deed records by the buyer's company name to find recorded deeds where they are the grantee, and check parcel ownership by APN in the county GIS or assessor site.

What counts as proof of funds?

Usually a recent bank or brokerage statement (often redacted) or a bank letter in the buyer's name. For financed deals, a lender pre-approval or commitment letter.

What does Verified by LandMatch mean?

It means LandMatch reviewed the buyer's proof for that deal, such as a deed record or closing statement, before showing it on their profile. It's a helpful signal, not a guarantee.