Locals report receiving scam letter from ‘Property Site’ asking for money for deed docs
J.B. and Stacy Duke received this letter from a company called Property Site, asking them to pay $123 for their property deed, which is available for just a few dollars at the local Ozark County Circuit Clerk and Reorder’s Office.
Residents across Ozark County have recently reported receiving a notice from the company called “Property Site,” asking residents to pay a $123 fee in exchange for a copy of their deed or property assessment profile. Officials say not to send in the money — it’s a scam.
The letter pictured at left was received by Caulfield residents J.B. and Stacy Duke in their mailbox. They shared the scam letter with Hope Hillhouse at Mill Country Title in Gainesville, and Hillhouse confirmed that the Dukes aren’t the only residents in Ozark County to contact her about the letters. Other residents have called into the Circuit Clerk and Recorder’s Office and the Ozark County Times office also reporting to have received the deceptive letters.
The letters look legitimate, often including specific and accurate information about the properties. The residents who are targeted have recently filed deeds. J.B. and Stacy Duke’s deed was filed in December 2024. Other local residents that reported receiving the letter had deeds filed in November or December as well.
Instead of paying the hefty fee on the letter, Ozark County Circuit Clerk and Recorder Jackie Smith says that residents can obtain copies of their deeds from her office in the Ozark County Courthouse for $1 a page if they need them. Deeds are often just a few pages long.
The information the company uses isn’t fraudulently obtained, as recorded deeds are public information, meaning anyone can request them. Often the companies go online and request a copy of the document, paying the few dollars charged by the recorder’s office. Then they send the scam letter to the resident who filed the deed, asking for $100 or more to mail them the same copy they could get from the Recorder’s office for $2 or $3.
County register of deed offices nationwide have been cautioning property owners for years about deceptive mailings. Smith said that the topic also came up at a Missouri state recorders’ meeting, where other county recording offices are also hearing reports of the same letters received by residents in their locations. Although this scam isn’t new, it continues to reappear in various cities and states across the country - and Ozark County residents are the newest target.
How to tell if you’ve received a scam letter
The scam letters come from the company Property Site, or other similar official-sounding businesses including Property Profile and Record Transfer Services, according to reports. The Better Business Bureau has received numerous complaints against the companies.
The letters are often titled “Recorded Deed Notice” in bold, designed to mimic an official bill. They typically include a record ID number at the top, a service fee ($135 for letters that were received locally) and a “respond by” deadline.
The letters often reference accurate information about a resident’s property address, parcel number and purchase or transfer date, making them seem legitimate. Many letters include a payment slip and envelope to encourage immediate action.
However, when examining the fine print (located near the top in the letter on page 1), there is usually a disclaimer stating that the letter is not a government bill or associated with a government agency.
Some people nationwide who have sent in a payment for the service have reported that they’ve successfully received their money back from the company after asking for a refund and filing a complaint with the Better Business Bureau. Refunds aren’t guaranteed, but it may be worth trying.
Sign up for the free service Deed Watch
Deed fraud can occur when a criminal files fraudulent documents attempting to claim ownership of real estate, without the actual property owner’s knowledge or consent. Deed fraud can be perpetrated in many ways, including using forgery, coercion, impersonation or misrepresentation. Criminals may target elderly homeowners, vacant properties or properties without mortgages.
The Ozark County Recorder’s Office offers a free notification service to provide timely updates when documents are filed matching your name or business name. To sign up, visit www.deedwatch.com. Residents will input their full name or business name, along with their email address. From that point forward, if a document is recorded at the Ozark County Recorder of Deeds office with that name included, an alert will be sent to the email address to inform them. For more information, contact the Ozark County Circuit Clerk and Recorder’s Office at 417-679-4232.