Some of the wealthiest real estate investors quietly own dozens of properties—but you’d never know it by looking at public records. That’s because their names don’t show up anywhere. Why? They use land trusts.

What is a land trust? It’s a legal tool that allows you to hold property in someone else’s name—typically a trustee—while you retain all the control and benefits. It protects your privacy, reduces your legal exposure, and simplifies how your assets are passed on.

This isn’t just a tactic for the ultra-wealthy. Anyone who owns or plans to own real estate can use this approach. And it might be one of the smartest moves you can make to protect your property and privacy.

Watch the full video explanation here: Top 5 Reasons Wealth Investors Use Land Trusts

Why The Rich Rely on Land Trusts

A land trust is one of the best-kept secrets of the wealthiest Americans—and one of the most effective tools for protecting your real estate investments. Here’s how land trusts work, why the wealthiest property owners rely on them, and how you can start using the same strategies to your advantage.

1. Privacy of Ownership

How does a land trust protect your privacy?

When real estate is held in a land trust, your personal name never appears in public county records. The trust holds the title, not you. The trustee’s name appears on the deed, which can be an attorney or an anonymous LLC.

So if someone searches your name, they won’t find your rental properties, vacation homes, or real estate holdings.

Why does this matter?

• Avoids unwanted attention from predators, stalkers, and gold diggers
  
• Prevents opportunistic attorneys from knowing your net worth
  
• Reduce the risk of robbery or coercion of public figures
  

2. Lawsuit Deterrence

Can a land trust protect you from lawsuits?

While a land trust may not stop a lawsuit, it makes you a far less attractive target. If people can’t easily discover what you own, they’re less likely to pursue a claim.

In Florida, for example, there’s even a statute offering some direct protection through land trusts.

Think of them as legal camouflage. They don’t make you invincible, but they can stop the wrong people from seeing you as a walking ATM.

3. Separation of Ownership and Control

Who actually owns the property in a trust?

In a land trust, legal title to the property is held by the trustee, but you—as the beneficiary—retain full control. That means you get all the financial benefits, including:

• Rental income
  
• Tax deductions
  
• Profits from the sale

This separation between ownership and control gives you powerful flexibility. You can privately transfer your interest in the property without recording a new deed. You can assign or gift your beneficial interest to someone else without triggering a public event. And best of all, your name stays off public records while you maintain complete authority over the property.

This setup allows property owners to enjoy all the advantages of ownership—cash flow, appreciation, tax benefits—without the public exposure or legal risk that typically comes with being listed on the title. It’s a smart, strategic way to manage real estate under the radar.

4. Easier Estate Planning and Transfers

How can you avoid probate?

When your property is held in a land trust, it passes directly to the named beneficiary—no court delays, no probate, and no public record.

You can:

• Update your beneficiary anytime
  
• Pass property to heirs without triggering transfer taxes (in many cases)
  
• Combine with LLCs or living trusts for layered protection

Example: Establishing a land trust with and naming a Wyoming LLC as the trustee lets you simplify generational wealth transfers. This structure helps manage property without court interference. However, I always recommend using a qualified estate planning attorney to help you establish your estate to ensure you don’t encounter other legal troubles.

5. Strategic Asset Protection with LLCs

Can you combine your trust and LLCs? Absolutely.

Many investors use a land trust to hold title and name an LLC as the beneficiary. This combination gives you both privacy and protection.

Even more advanced: Use a living trust to own the LLC that’s the beneficiary of the land trust.

This creates layers of privacy and protection:

• Your name stays off the deed
  
• You gain charging order protection through the LLC
  
• You avoid transfer taxes in some jurisdictions (like Clark County, Nevada)

This layered approach is popular in conservation land trusts and community land trusts as well—where managing property for long-term preservation or public use matters.

How to Use a Land Trust for Real Estate

Steps for setting up a land trust:

1. Choose a trustee (often an attorney or anonymous LLC)
   
2. Draft a trust agreement naming yourself as beneficiary
3. Transfer property title into the trust name
   
4. Record the deed with the county showing the trust as owner

Important tip: Don’t use your name in the trust title. Use the property address or a coded name.

FAQs About Land Trusts

What is the purpose of a land trust?
To protect privacy, simplify estate planning, and layer asset protection strategies while keeping control over your real estate.

What are the pros and cons of using a land trust?

Using a land trust offers several benefits. 

• It protects the privacy of property owners by keeping their names off public records.
  
• It can also help deter lawsuits, since ownership is harder to trace.
  
• It allows you to avoid probate by transferring property directly to beneficiaries.
  
• You can transfer your interest in the trust privately, and when combined with an LLC or living trust, it offers even stronger protection.

However, land trusts also come with a few limitations. 

They are not recognized uniformly in every state, and they do not provide liability protection on their own. You need to pair a land trust with an LLC to get that benefit. 

Lastly, land trusts require proper setup and ongoing management to be effective.

What are the different types of land trusts for real estate?

There are several types of land trusts, each serving a different purpose depending on your goals:

• Illinois-style: The most common type, used for holding title while keeping ownership private. Ideal for investors looking for anonymity and flexibility.
  
• Title-holding trust: Similar to the Illinois model, this trust holds legal title for the benefit of the owner and provides privacy and ease of transfer.
  
• Conservation: Used to preserve natural resources by restricting future development. Often used by landowners who want to protect the environment or receive tax benefits for donating land.
  
• Community: Typically used by nonprofits to manage land for affordable housing and public benefit, separating land ownership from building ownership.
  
• Living trust used to manage property: While not a land trust by design, a revocable living trust can serve a similar purpose when structured to hold real estate and avoid probate.

Each of these trusts can help property owners shield their identity, manage property more effectively, or support long-term planning and preservation.

Can I use a land trust for rental property, including affordable housing, residential, multi-family, commercial buildings, farmland, or vacant land?
Yes. It’s one of the best use cases. Combine with an LLC to manage liability and maintain anonymity.

Is it legal to hide property ownership with a land trust?
Yes. It’s completely legal when done properly. Think of it like unlisted phone numbers—you have a right to privacy.

Final Thoughts

You don’t need to be wealthy to use a land trust. But using it will certainly help you stay rich.

They are a simple, affordable, and highly strategic way to:

• Keep your name off public records
  
• Deter lawsuits
  
• Simplify estate planning
  
• Combine with LLCs for maximum protection
  
• Manage property and natural resources more effectively

Ready to protect your real estate like the wealthy do? Schedule your FREE 45-minute Strategy Session with a Senior Advisor at Anderson Advisors. We’ll work with you to create a custom plan built with goals in mind.