EXHIBIT A: TERMS & CONDITIONS

PLEASE READ AND REVIEW THE TERMS THOROUGHLY PRIOR TO BIDDING.
IF YOU HAVE NOT READ AND UNDERSTAND THESE TERMS, PLEASE DO NOT BID. BY BIDDING ON THIS AUCTION, BUYER AGREES TO ALL TERMS AND CONDITIONS SET FORTH AND ENTERS INTO A CONTRACTUAL AGREEMENT TO PURCHASE THE ITEMS(S) UNDER THE FOLLOWING TERMS AND CONDITIONS:

ULTIMATE CHOICE BIDDING SYSTEM: The “Ultimate Choice” bidding system allows someone to bid on individual tracts or a combination of tracts throughout the auction. This auction system DOES NOT include a maximum bid feature; the price will increase to the bid amount that is entered for both individual tract bids or combination bids. Any posted bid is considered active and could be back in winning position any time during the auction due to different combinations being offered. Combination bidding will be allowed as of Noon on December 2. The final auction price will be determined by the combination which realizes the highest bid. If you have any questions about this system, please do not hesitate to contact our office to discuss.

NOTE: This auction features EXTENDED BIDDING! Any bid placed within FIVE minutes of the scheduled closing time will cause the auction to extend for another TEN minutes. The auction will remain open until all bidding has stopped. ***If auction is extended past one hour, extension time will decrease to FIVE minutes. If auction is extended past two hours, extension time will decrease to THREE minutes.

Bid Increments:
Min Max Increment
$0.00 - $49,999 $1000
$50,000 - $249,999 $2500
$250,000 - $499,999 $5000
$500,000 - $999,999 $10,000
$1,000,000+ $25,000

1. Conditions of Sale: This online only auction is absolute with no reserve and is a cash sale not contingent on or subject to financing, appraisal, survey, or inspections of any kind, as agreed to by bidders at registration prior to bidding and specified in the attached Agreement to Purchase Real Estate. Buyer acknowledges they are buying property “as-is”, “where-is”, without inspections or contingencies. Buyer(s) will rely on his/her own judgment and inspection. By signing an offer, Buyer(s) will be waiving the 10-day lead based paint test.

2. Closing Info: A Buyer’s Premium of 10% is added to the high bid. Please take this into consideration when bidding. At the close of the auction, the successful Bidder will be emailed an Agreement to Purchase Contract to be executed and returned to Beckort Auctions, LLC within twenty-four (24) hours of the completion of the auction along with 10% deposit of the total contract price. The entirety of the remaining balance is due at closing on or before 45 days from Auction Day. Purchaser will be responsible for all wire transfers. Per the Contract, time is of the essence; you should proceed to closing within 45 days. Buyer(s) shall pay all costs of closing with exception of deed preparation paid by Seller. Possession shall be given to the successful Buyer(s) at closing.

3. Lead Based Paint Disclosure: Buyers of any interest in residential real property with a residential dwelling built prior to 1978 are notified that such property may present exposure to lead from lead-based paint. The Seller(s) of such property is required to provide the Buyer(s) with any information on lead-based paint hazards from risk assessments or inspections while in the Seller(s) possession and notify the Buyer(s) of any unknown lead-based paint hazards. Any inspections and assessments for the presence of lead-based paint and/or hazards by a buyer(s) must be made prior to auction; otherwise, buyer(s) waives the 10-day opportunity to conduct such risk assessment/inspection and shall acknowledge receipt of lead-based paint disclosure form.

4. Liquidated Damages: Successful Bidders not executing and returning their Contract with Earnest Money deposit within Forty Eight (48) hours of the conclusion of the auction will be considered in default. If your closing is delayed for any reason, by you, as purchaser, or other parties working on your behalf, including any lender you involve, you may be declared in breach of this contract, forfeit all deposits made and could additionally be liable for any and all costs incurred by Seller and Beckort Auctions, LLC incurred in a subsequent resale of the property. If such action occurs, Beckort Auctions LLC hereby has the right to disperse the deposit as stated in the listing agreement and the buyer has no claims to such money or property being sold. Liquidated damages are to cover cost of auction, cost incurred by seller, labor cost and additional cost of auction as not defined in this agreement. These liquidated damages do not restrict the seller from suing the buyer for performance damages and/or any additional damages the seller suffers by the default of the buyer.

5. Other Conditions: Buyer(s) must be prepared to make a cash offer. There are no contingencies to this sale (i.e., financing, appraisal, repairs, or inspections). Therefore, you should be pre-qualified by a lender prior to bidding if you require financing. This property is being sold for cash “as-is, where-is” with a closing deadline.
Beckort Auctions, LLC reserves the right to remove or cancel the bids and or bidding rights and privileges of any party at any time deemed not to be in the best interest of the seller. The identity of all bidders will be verified, bidding rights are provisional, and if complete verification is not possible, Beckort Auctions LLC will reject the registration, and bidding activity will be terminated.
All Beckort Auctions, LLC Online Only Real Estate Auctions are timed events that have an auto-extend feature. Any bid placed within 10 minutes of the auction ending will automatically extend the auction for 10 minutes from the time the bid is placed. Example: If an auction scheduled to end at 6:00 p.m. receives a bid at 5:59 p.m., the close time of the auction automatically extends to 6:10 p.m. The auto-extend feature remains active until no further bids are received within the 10 minute time frame.

6. Real Estate Brokerage Services Disclosure: None will be offered on this event.

7. Beckort Auctions LLC Involvement in this Contract: The seller and buyer hereby agree that Beckort Auctions LLC is a part of this contract and shall receive compensation as stated in the agreement hereto or as stated in the listing agreement hereby made a part of.

8. Restrictions: Real Estate is sold subject to any and all existing matter of record, and all easements, building use or zoning laws and regulations. Taxes and assessments will be pro-rated to the closing date.

9. Additional Auction Information: All information published, announced or contained herein was derived from sources believed to be correct; however, it is not guaranteed by the seller or the auctioneers. Personal on-site inspection of all property is recommended. The failure of any bidder to inspect, or to be fully informed as to the condition of the property, will not constitute grounds for any claim or demand for adjustment or withdrawal of bid, offer or deposit money after its opening tender. This includes but is not limited to public information such as easements, restrictions, zoning, right-of-ways, or any other information that can be obtained as public record in the appropriate county court house concerning subject properties.

10. Bidder Verification: Bidding rights are provisional, and if identity verification is questionable, Beckort Auctions has the right to reject the registration, and bidding activity will be terminated. The Seller and Beckort Auctions reserve the right to preclude any person from bidding if there is any question as to the person’s credential as they are responsible for ANY and ALL activity involving their account. When using the web site you must obey any and all local state and federal laws. Violations will result in termination of web site use privileges.

11. Technical Issues: In the event there are technical difficulties related to the server, software, internet or any other online auction-related technologies, Beckort Auctions, LLC reserves the right to extend bidding, continue the bidding or close the bidding. Neither the company providing the software, nor Beckort Auctions, LLC, shall be held responsible for the failure of the software to function properly for any reason.
YOUR BID ON THIS AUCTION INDICATES BOTH AN UNDERSTANDING AND AN ACCEPTANCE OF THE TERMS OF THIS CONTRACTUAL AGREEMENT BETWEEN YOURSELF AND BOTH THE SELLER AND BECKORT AUCTIONS AND THAT YOU, AS THE BIDDER, ARE PREPARED TO PURCHASE THE PROPERTY UNDER THE TERMS AND CONDITIONS OF THIS AUCTION.

REVISED 02/12/2019
BECKORT AUCTIONS, LLC - 1743 HIGHWAY 135 SW - CORYDON, IN 47112 - 812-738-9476 - WWW.BECKORTAUCTIONS.COM

625+ AC WASHINGTON CO LAND AUCTION

QUALITY FARMLAND & TIMBER

SELL ABSOLUTE WITH NO RESERVE

OFFERED IN 11 TRACTS · ALL CONTIGUOUS 

FAMILY FARMED FOR 90+ YEARS!!

259 + TILLABLE ACRES · 337 + WOODED ACRES

$1,000,0000+ IN MARKETABLE TIMBER

BEDFORD STONE RANCH 3BR HOME

ONLINE ONLY · BIDDING ENDS DEC 9

Address: 9333 North Haleysburg Road Vallonia, IN 47281

Location: Just 14 miles S of Brownstown or 14 miles N of Salem!

NOTE:  COMBINATION BIDDING WILL OPEN ON TUES DECEMBER 2!

NOTE: A BIDDING CENTER WILL BE AVAILABLE FOR THOSE BIDDERS THAT REQUIRE BIDDING ASSISTANCE, THIS WILL BE LOCATED AT OUR OFFICE IN CORYDON BEGINNING AT NOON ON DECEMBER 9, CALL (812) 738-9476 FOR INFORMATION!

REAL ESTATE INFO: EXTRAORDINARY OPPORTUNITY HITTING THE MARKET FOR THE FIRST TIME IN 90+ YEARS!! Exclusive offering of 625 +/- contiguous acres of Washington County land being offered in 11 tracts ranging from 1 to 174 acres. Properties showcase 259+ acres of income-producing tillable ground, 337+ wooded acres of marketable timber ($1M+ value), Bedford stone home on one-acre lot, significant amounts of road frontage, wooded & open acreage, desirable locations, & scenic country landscapes!  Tracts may be bid on individually or in COMBINATIONS of YOUR CHOICE in conjunction with the Ultimate Choice bidding platform!  Property is sold ABSOLUTE with NO RESERVE!!!  Truly a ONCE-IN-A-LIFETIME occasion!  Events like this are RARE!  Take your opportunity now!

TRACT #1: Includes 110 +/- acres; per FSA records 100.47 +/- tillable acres; improvements-large barn, 2 grains bins, & 2 LP tanks; 7000’ +/- frontage on Haleysburg Rd & 2000’ +/- frontage on W Goat Hollow Rd; & adjoins Tracts 2, 3, 4, & 5.

TRACT #2: Includes 174 +/- acres; per FSA records 158.75 +/- tillable acres; 3000’ +/- frontage on Fields Rd; & adjoins Tracts 1, 5, 6, 7, 8, 9, & 10.

TRACT #3:  Includes 1 +/- acres & home; home features-1931 built (recently remodeled) Bedford Stone, 1275 +/- SF on main floor, 630 +/- SF walkout basement, 3BR/1BA, covered front deck w/ramp, attached 1-car garage, & detached 16x28 garage/shop. House is move in ready! Mechanicals: ****; access via easement (existing driveway) across Tract 1; & adjoins/surrounded by Tract 1. NOTE: additional home details coming soon!

TRACT #4: Includes 36.5 +/- acres; estimated timber market value of $112K & 225K total board ft; access via easement across Tract 1; all wooded acreage; & adjoins Tracts 1 & 5.

TRACT #5: Includes 6.8 +/- acres; estimated timber market value of $8K & 25K total board ft; 300’ +/- road frontage on Fields Rd; open & wooded acreage; & adjoins Tracts 1, 2, 4, & 6

TRACT #6: Includes 3.2 +/- acres; estimated timber market value of $4K & 16K total board ft; 695’ +/- road frontage on Fields Rd; all wooded acreage; & adjoins Tracts 2 & 5.

TRACT #7: Includes 53.7 +/- acres; estimated timber market value of $130K & 281K total board ft; 1500’ +/- road frontage on Fields Rd; all wooded acreage; & adjoins Tract 2.

TRACT #8: Includes 76.5 +/- acres; estimated timber market value of $155K & 370K total board ft; access via easement across Tract 2; all wooded acreage; north/east boundary line is Buffalo Creek; & adjoins Tracts 2 & 9.

TRACT #9: Includes 35.2 +/- acres; estimated timber market value of $132K & 234K total board ft; access via easement across Tract 2; all wooded acreage; north/east boundary line is Buffalo Creek; & adjoins Tracts 2, 8, & 10.

TRACT #10: Includes 36.7 +/- acres; estimated timber market value of $99K & 191K total board ft; access via easement across Tract 2; mostly all wooded acreage; & adjoins Tracts 2, 9 & 11.

TRACT #11: Includes 91 +/- acres; estimated timber market value of $387K & 687K total board ft; access via easement across Tracts 2 & 10; all wooded acreage; & adjoins Tract 10.

ULTIMATE CHOICE BIDDING SYSTEM: The “Ultimate Choice” bidding system allows someone to bid on individual tracts or a combination of tracts throughout the auction. This auction system DOES NOT include a maximum bid feature; the price will increase to the bid amount that is entered for both individual tract bids and combination bids. Any posted bid is considered active and could be back in winning position any time during the auction due to different combinations being offered. Combination bidding will be allowed as of December 2. The final auction price will be determined by the combination which realizes the highest bid. If you have any questions about this system, please do not hesitate to contact our office to discuss.

OPEN HOUSE/INSPECTION: Wed Dec 3 12-1 PM (or by appointment), Auction Co Representative will be on Tract #1 during Open House.

TIMBER APPRAISAL: Prepared Oct 2025 by Rathert’s Forestry Service on 337.8 acres of forested ground. The total estimated volume of all eight wooded tracts within this property is 2,031,018 board feet, and the total estimated market value of all timber 14” DBH and larger on all eight tracts within this property is $1,031,227. See Document Section for individual tract details and a general synopsis for said tract.

SURVEY: If an existing parcel is sold to multiple buyers, then a survey and new legal description will be provided at closing. If an existing parcel is sold to a single buyer, then the property will be conveyed by the existing deed, and a survey will not be provided.

FSA/SOIL DATA/TOPOGRAPHY: See Interactive Map and Documents Section for additional details.

UTILITIES:  Electric: Jackson Co REMC; Public Water: East Washington Rural Water Co available.

POSSESSION/CLOSING INFO: Possession at closing; farmland sells subject to Fall Harvest rights; buyer to pay all title/closing fees except deed prep

FARM LEASE: Farmland is not leased for the 2026 calendar year.

GAS/MINERAL RIGHTS:  Any and all oil and gas and/or mineral rights (if any) owned by the Sellers will be conveyed to the Purchaser(s). 

SCHOOLS:  Salem Community School Corp.

CURRENT PARCEL/PARENT PARCEL IDS:  88-33-01-000-003.000-009; 88-33-02-000-001.000-009; 88-33-02-000-003.000-009; 88-33-02-000-005.000-009; 88-33-02-000-006.000-009; 88-43-35-000-022.000-009; 88-43-36-000-010.000-009; and 88-33-01-000-004.000-009.

TAXES: Jefferson Township **** semi-annual installment. Current tax amounts are based on seller’s current assessments and tax deductions, if any.

DIRECTIONS: From Salem, north on IN-135 for 10.9 miles, left (west) onto County Rd 990N/W Goat Hollow Rd, then south onto N Haleysburg Rd to site. From Brownstown, south on IN-135 10.5 miles, right (west) onto County Rd 990N/W Goat Hollow Rd, then south onto N Haleysburg Rd to site.

ESTATE ATTORNEY: Thomas E. Scifres

OWNER: Estate of Donna Jean Nolan