The offering and sale of the Garret - Batman House Real Estate by�Estate Downsizing Specialists,�LLC (EDS) is subject to the following conditions of sale, as modified or supplemented by other written provisions and/or in announcements made by the auctioneer, prior to or at the time of the sale. If you are uncomfortable with the online bidding process for any reason, please call us to discuss an absentee or phone bid at the close of the auction.

" Bidding opens Nov 1st and will end Monday December 1st at 8PM.
" Bidding will end with a soft staggered close.
" The opening bid is $750,000 which is also the reserve price - When the property receives an opening bid, it will sell and there are no other reserves.
" Registration is on the website at EDSAuctions.com.
" Final approval of all bidders is at the sole discretion of the Auctioneer.
" There is NO Buyers Premium in this auction.
" Buyer is responsible for any associated broker fees or commissions on this sale.
" A State of IN-Approved Purchase Agreement is to be signed within 5 days of the sale close or by December 6th.
" A Non-Refundable deposit of 1% of final sale price is due at the signing of the purchase agreement.
" By registering in this auction the buyer agrees that the seller will retain the deposit if they can't close on this property.
" This property is being sold as-is and is part of the Estate of Nancy Garrett.
" All inspections and any financing must be completed prior to the close of the auction.
" Closing will be at Title Plus - Bloomington IN.
" Seller guarantees clear title and will provide a Title Insurance Policy to the buyer.
" Closing fees are to be split equally between buyer and seller.
" Closing is to be no later than Jan 30th, 2026.
" It is our understanding that this home is historically designated both locally and nationally.

Zoning for this property is a combination of both residential and commercial use. Any issues regarding the possible use of this property or limitations related to it's historical status are the sole responsibility of the buyer. More importantly, these questions must be resolved prior to the close of the auction and will in no way be considered a contingency or requirement by the buyer regarding the final closing of the real estate. See below for more information on these issues and details.

The Garrett - Batman house is listed as being of Outstanding importance historically. Listed as the Batman/Waldron house, this is property # 93 on the local historic property map. To find out more about Historic Bloomington please visit :
https://bloomington.in.gov/historic-bloomington

Questions regarding the possible uses of this property should be directed to the Bloomington Planning and Transportation Department at (812) 349-3423.

Questions regarding the historical status and limitations of the renovation of this property should be directed to the Bloomington Historic Preservation Commission at (812) 349-3507.

YOUR BID IS YOUR CONTRACT TO BUY. All auctions are considered reserve auctions unless otherwise posted. EDS and its employees reserve the right to bid on any item for any reason, including absentee bids placed by non-internet bidders and reserve bids placed by EDS staff on behalf of our sellers.

BUYER�S PREMIUM: There is no buyer's premium in this auction.

BUYER BROKER FEES AND COMMISSION: Any fees or commissions due a broker representing a buyer are the responsibility of the Buyer. Seller is not paying buyer broker commission.

CLOSING: Closing will be at Title Plus - Bloomington IN. Seller will provide clear title to the property. Closing is to be asap followiing the close of auction, no later than Jan 30th 2026. Closing fees are to be shared equally between buyer and seller. Seller will provide a title insurance policy for the transaction.

PAYMENT OF DEPOSIT: A deposit of 1% of final hammer price will be due at the signing of the purchase agreement. No later than December 6th 2025. Deposit will be held in escrow by the title company until the day of final closing.

REQUEST FOR INFORMATION: Requests for additional information and/or photos will be handled as received. Timely replies may not be possible if received within the final 3 days before an auction closes.

DISCLAIMER: This real estate is part of the estate of Nancy Garrett and is being sold as-is. All inspections, financing, zoning or historical designation questions, and any other contingencies, must be completed prior to the auction close and are the sole responsibility of the buyer. Closing will not be based on the resolution of these issues and will not be considered contingencies of the final closing of the real estate. Seller makes no guarantees or warranties of the property's condition. After the close of the auction the property will be considered sold and it will be the responsibility of the buyer to fund and complete the transaction. By registering for this auction the buyer agrees to surrender the 1% security deposit as penalty for failure to close.


YOUR BID IS A CONTRACT TO BUY: Bidding in an EDS Auction is your contract to purchase. Effective and enforceable immediately when you become the high, winning bidder, you have agreed contractually to your purchase per the laws of the State of Indiana. All bidders must be 18 years of age or older and competent to conduct a financial transaction. All auctions are considered reserve auctions unless otherwise posted. EDS and its employees reserve the right to bid on any item for any reason, including absentee bids placed by non-internet bidders. The bidder/buyer agrees to pay all costs associated with any collection process for funds due to EDS. This may include legal and court fees, time, and ANY associated costs. The purchaser agrees that a fee of 10% per month will be added to the balance of any unpaid amount due to EDS. This will include ANY and ALL costs associated with collection, including damages.

BIDDING: All EDS auctions have soft closing times. Any bids placed in the last three minutes of time remaining will extend the total time. If two bidders place high bids that are the same amount, the FIRST recorded bid becomes the winner. Make sure you have the high bid before assuming you have purchased this Real Estate. EDS assumes no responsibility or liability in the bidding activities during the close of the auction. Once an item is closed, EDS cannot change the winning bidder status under any circumstances. EDS reserves the right to withdraw any bid for any reason.

TECHNOLOGY DISCLOSURE: EDS has created an Internet Auction environment for buyers. This technology, along with your personal Internet connections and equipment, can fail. In the event you are unable to complete the bidding process for any reason, EDS is not liable to any bidder for loss of time, expense, or damages. By registering for this auction, the buyer/bidder agrees to hold EDS harmless for any damages or expense due to technology malfunctions. EDS is an agent for our Seller(s) and in no way represents the buyer/bidder legally. EDS reserves the right to withdraw any bid for any reason. Bidding in this auction creates a binding contract obligating the buyer/bidder to complete the purchase transaction per the Terms of Sale listed here.

Bidding is open now and ends at 8PM on December 1st 2025. The Historic Garret / Batman House is being sold at auction. Located 2 blocks from the Courthouse Square in Bloomington IN at 403 W Kirkwood, this iconic home was built in 1895 by John Waldron, Sr as a wedding gift for his daughter Mary and her husband, then city attorney, Ira C. Batman. A historical plaque on the house names it the Batman House. The home is in Bloomington's West Side National Register Historic District. This Victorian extravaganza was designed by Bloomington architect John Nichols with elements of the French Second Empire, Queen Ann & Romanesque Revival styles. Perhaps the most interesting aspect of this home was the extensive use of Indiana limestone, in a beautiful color, and somewhat experimental style, from top to bottom. Looking around Bloomington, this is one of the most unique historical structures standing still in private hands. Dennis and Nancy Garrett purchased this iconic building in 1974. After working on the building for 2 years, they opened The Garret Antique Shop in 1976. Prior to their ownership, the building was owned by the local Labor Unions as their headquarters. They had a sign on the building, naming it "The Temple". The history before that isn't as clear. After the original Batman family, the only other use we can clarify is the Weir Funeral Home which appears to be in the 1920's to perhaps the 1940's or 50's. Many stories and rumors exist about what the home was used for between the Batman's and the Labor Union but none that can be verified except Weir. One very positive physical change to the property was the reconstruction of the basement and foundation. The enormous amount of brick and limestone is an immeasurable amount of weight. The Garrett family feels this work was done prior to their parents' ownership. Modern concrete block walls were installed around the perimeter of the basement; a center wall was also added. New floors were poured. This was a major reinforcement of the traditional stacked limestone block foundation, creating the strength and capacity to carry this enormous load and stabilizing the home for future generations to admire and respect. Because of the age of the materials and the Union's access to tradesman specializing in masonry work, it is assumed this work was done during their ownership of the building. The home has approximately 4000 SF of finished space on the first and second levels. County records list the basement and attic at Approximately 1780 SF. This makes the total SF of the home between 7500 and 8000. Each of the finished floors have traditional high ceilings. The home is heated by a boiler system and the boiler itself was replaced in the last 5 years. One of the most unique spaces in the building is the attic. With the exposed framing of the roof structure and turret towers, the height of most of this space is usable and comfortable to walk through, with the peak nearly 18' off the floor. The entire floor is covered in wood planking, and it is very usable space, short of the very limited and somewhat treacherous stairway access. Mr. Garrett had this space filled with his private collections, including a full-size horse drawn sleigh. Auction Details " Bidding opens Nov 1st and will end Monday December 1st at 8PM. " Bidding will end with a soft staggered close. " The opening bid is $750,000 which is also the reserve price - if it gets an opening bid, it will sell. " Registration is on the website at EDSAuctions.com. " Final approval of all bidders is at the sole discretion of the Auctioneer. " There is NO Buyers Premium in this auction. " Buyer is responsible for any associated broker fees or commissions on this sale. " A State of IN-Approved Purchase Agreement is to be signed within 5 days of the sale close or by December 6th. " A Non-Refundable deposit of 1% of final sale price is due at the signing of the purchase agreement. " By registering in this auction the buyer agrees that the seller will retain the deposit if they can't close on this property. " This property is being sold as-is and is part of the Estate of Nancy Garrett. " All inspections and any financing must be completed prior to the close of the auction. " Closing will be at Title Plus - Bloomington IN. " Seller guarantees clear title and will provide a Title Insurance Policy to the buyer. " Closing fees are to be split equally between buyer and seller. " Closing is to be no later than Jan 30th, 2026. " It is our understanding that this home is historically designated both locally and nationally. Zoning for this property is a combination of both residential and commercial use. Any issues regarding the possible use of this property or limitations related to it's historical status are the sole responsibility of the buyer. More importantly, these questions must be resolved prior to the close of the auction and will in no way be considered a contingency or requirement by the buyer regarding the final closing of the real estate. See below for more information on these issues and details. The Garrett - Batman house is listed as being of Outstanding importance historically. Listed as the Batman/Waldron house, this is property # 93 on the local historic property map. To find out more about Historic Bloomington please visit : https://bloomington.in.gov/historic-bloomington Questions regarding the possible uses of this property should be directed to the Bloomington Planning and Transportation Department at (812) 349-3423. Questions regarding the historical status and limitations of the renovation of this property should be directed to the Bloomington Historic Preservation Commission at (812) 349-3507. If you are interested in bidding on this Real Estate and have any questions, or if you want to schedule a showing, inspection, or other visit to the property, please call or contact Brian Sample at EDSIndiana@gmail.com or phone 812-327-8273.