How can I tell if a cash land buyer is legitimate?
The short answer
A legitimate cash land buyer puts the offer in writing, closes through an independent title company or real estate attorney, never asks you to pay fees up front, and is a real business you can look up. Be cautious of anyone who pressures you to sign quickly, wants to skip the closing agent, or asks for money or your personal financial details before closing.
By Esther & Luke Mbongo, owners of Good Shepherd Land Co. · Updated November 5, 2026
Signs of a legitimate buyer
- A written offer and purchase agreement you can read, ask questions about, and take time to review.
- An independent closing agent. A title company or real estate attorney holds the money and handles the deed. You can call them yourself.
- No up-front fees. You shouldn't pay anything to get an offer or to sell.
- A real, findable business. A business name registered with the state, a phone number that real people answer, a website, and a Google Business Profile.
- Clear answers. They explain how they arrived at the price and what happens at each step.
Red flags
- Pressure to sign today, or offers that expire in hours
- Asking you to pay for "processing", "appraisal" or "title" fees before closing
- Wanting you to sign a deed directly to them, outside of a title company or attorney
- Refusing to put the offer in writing or to name their closing agent
- Wire instructions that arrive by email and can't be confirmed by phone
Questions to ask any buyer
- Which title company or attorney will handle closing, and can I call them?
- Do I pay anything at all, now or at closing?
- How did you arrive at this price?
- What happens if the title search finds a problem?
- Can I see the purchase agreement before I commit?
How we do it
Good Shepherd Land Co. is a family-owned business in Clarksville, Tennessee, run by Esther and Luke Mbongo. We put every offer in writing, close through a reputable title company or real estate attorney, never charge sellers fees, and pay the closing costs. Call us at (931) 494-9264 and ask us anything.
Talk to real people before you decide
Ask us anything about your land or how we work. If you'd like an offer, you'll get one in writing in about 48 hours, with no obligation.
Related
- Can I sell land without a realtor?
- How long does a cash land sale take?
- How do I sell land I live far away from?
This article is general information, not legal advice. Every property and family situation is different. For advice about your situation, talk with a real estate attorney.