Auctions are intended to create an open, fair, and transparent marketplace.  Homes4Purchase.com implements a 5-minute bid extension feature on all online auctions.  If a bid is placed within the last 5 minutes of an auction, an additional 5 minutes will be added to the scheduled end time.   The auction will not close until the bidding stops and the timer runs out.

We value the integrity of the auction process and encourage all participants to bid with sincere intent. When bids are not honored, it creates challenges and impacts other buyers who are genuinely engaged.

Please remember:

• A bid constitutes a formal offer to purchase the property.
• Please do not place a bid unless you have physically viewed the interior of the home and are fully committed to that amount.
• Bidding without firsthand knowledge or intent to follow through may result in removal from the auction and restriction from future participation.

We appreciate your understanding and your role in helping us maintain a healthy auction environment.

• Properties are sold in “AS IS, WHERE IS” condition without warranties.  Any contingencies are at the sole discretion of the Seller.
• There are no inspection, financing, or appraisal contingencies.
• The utilities to this property are currently disconnected. Utilities cannot be turned on prior to closing, regardless of inspections or appraisals.   Buyer is responsible for utility transfer post-closing.
• The Earnest Money Deposit will be 1% of the Total Purchase Price or a minimum of $1,000, whichever is greater.
• Buyer's Premium: Greater of 5.0% of bid amount, or $1,500 (Buyer Pays at Closing).
• Buyer's Agent Commission: Either 3% of the Purchase Price or $1,250, whichever is greater.
• Buyers are responsible for all closing costs at the buyer’s sole expense, including tax stamps and transfer taxes. 
• It is the buyer's responsibility to independently verify all property information and perform inspections before making an offer. 
• Title will be conveyed to the buyer via Quitclaim Deed or its equivalent and with no express or implied warranties of title.  The buyer may purchase title insurance at their own cost. 
• Buyers will need to show Proof of Funds/Pre-Approval Letter within 24 hours of winning the bid.    
  • A Pre-Approval Letter must be enough to cover both your Earnest Money Deposit and down payment.   
  • Proof of Funds Documentation can include bank statements, brokerage accounts, a line of credit, or any funds that are immediately available.
• The property information and any photographs provided here are for reference only and are not guaranteed to be an accurate or recent depiction of the property. All information displayed is for marketing purposes only.
• Please contact the listing agent directly with questions or inquiries regarding this property.
• The seller may choose to negotiate with bidders if the reserve price isn’t met. In that case, the high bidder will have the opportunity to submit their highest and best offer for the seller’s consideration.
• Special Note: This property is owned by the USDA – subcategory Non-Program