Susan Nicolson: How a small department keeps Arizona real estate fraud at bay

August 20, 2026 - 02:53

Running a state agency with a modest team might sound like a quiet job, but for Susan Nicolson, it means staying on top of thousands of licensed agents and brokers while also chasing down the bad actors who try to cheat home buyers and sellers. As the commissioner of the Arizona Department of Real Estate, Nicolson leads a small but focused group that handles a big workload. The department is responsible for overseeing more than 100,000 licensees, yet it operates with a fraction of the staff you might expect for that size.

Nicolson's approach is practical. She does not rely on flashy technology or massive task forces. Instead, her team works through complaints, audits, and routine checks to spot patterns of fraud before they grow into bigger problems. That includes watching for shady flipping schemes, forged documents, and unlicensed activity. The department also works with local law enforcement and county recorders to catch suspicious transactions early.

What makes the job harder is that real estate fraud often hides in plain sight. A deal might look normal on paper, but a closer look can reveal inflated appraisals or straw buyers. Nicolson says the key is staying alert and building relationships with people on the ground, like title officers and notaries, who see the paperwork first.

Her office also spends time educating the public. Many victims do not realize they have been scammed until it is too late. By putting out clear warnings and guides, the department helps people spot red flags, like pressure to wire money quickly or requests to sign blank forms.

Nicolson has held the role for several years, and she has seen the market shift from boom to bust and back again. Through it all, her goal stays the same: keep the market honest without slowing down legitimate deals. It is a balancing act, but for a small department, they have built a reputation for being tough when it counts.