The 2025 Transparency Push

Why it matters

Historically, “all-cash” sales or transfers to trusts or legal entities (rather than individuals) have been hotbeds for money-laundering and illicit financing. FinCEN has been tracking these via Geographic Targeting Orders (GTOs) for certain metros.

Now the scope is broadening. The final rule requires certain “reporting persons” (title companies, closing attorneys, settlement agents) to file a Real Estate Report when a residential property is transferred without a regulated financial institution mortgage and the buyer is an entity or trust.

For sellers, that means your transaction may be subject to extra scrutiny—even if you’re not the buyer.

What sellers should watch for

• Is the buyer an LLC, trust, corporation or other entity rather than an individual? If yes → higher risk of reporting.
• Is the property being transferred without a traditional bank-backed mortgage (i.e., all-cash or private financing)? If yes → reporting likely.
• Does your closing involve a title or settlement agent, or other professional who will be the “reporting person”? If so, they may request extra documentation.
• Timing & records: The rule requires that reports be filed within the later of (a) the end of the month after closing or (b) 30 calendar days.
• Documentation retention: The reporting person must retain certifications for five years.

Pre-listing checklist for sellers

• Ask your listing agent or closing attorney: “Does the buyer entity trigger the new rule?”
• Ensure you have full, transparent documentation of your own transaction (seller identity, funds of sale, chain of title) to avoid look-back issues.
• If you’re selling via a trust or entity yourself (rather than a straightforward individual sale), expect the buyer and their professionals to ask questions. Be prepared with proper disclosures.
• If you’re marketing to cash buyers or investors that use LLCs/trusts, be aware: this may slow closing or require extra compliance steps.

Ask your closing professional how they will handle the “reporting person” designation and timing. Clarify whether you as seller may be asked for extra info.

Why acting now matters

Even though the effective date of some elements has been delayed (see below), the preparation window is now. Title companies, attorneys and escrow professionals are updating forms, shifting workflows and training staff. Sellers who treat this as “just another closing” risk being caught off guard, facing delayed close, additional fees or last-minute hold-ups.

Key timeline note

Originally the rule was scheduled to go live December 1, 2025. However, the rule’s reporting requirements have been postponed until March 1, 2026.

Importantly: the existing GTOs remain in force and enforcement may continue in many jurisdictions.

Thus: selling in late 2025 means you’re operating in a transitional zone—don’t assume “business as usual.”

Bottom line for sellers

If you’re about to list a property, especially one being sold to an entity or trust, or being bought with all-cash, treat your closing as a compliance event. Ask the right questions early. If you anticipate transparency issues, align your team (agent, attorney, title company) now. That way you protect your timeline, reputation—and the transaction itself.