Real Estate Auction

11005 Cornell Street, Carmel, Indiana 46280

AUCTION DETAILS

Date: Friday, November 14, 2025
Time: 12:00 PM (Noon)
Location: On-Site at 11005 Cornell Street, Carmel, IN 46280
Opening Bid: $150,000
Expected Sale Range: Mid $300,000s

Preview by Appointment: Contact Jason Snider at (317) 507-1692

Classic Carmel Home on 1 Acre – No HOA!

Discover an exceptional opportunity in one of Carmel's most sought-after neighborhoods. This charming 3-bedroom, 2-bath traditional home sits on a stunning 1-acre lot surrounded by mature trees and park-like landscaping—with no HOA restrictions to limit your vision.

Whether you're a homeowner looking to create instant equity through thoughtful updates or an investor seeking your next successful project, this property offers compelling value at an attractive opening bid of $150,000.

Why This Property Stands Out

Prime Carmel Location

• Minutes from premier shopping, dining, and entertainment
• Acclaimed Carmel Clay Schools district
• Easy access to major highways and employment centers
• Peaceful, established neighborhood setting

Rare 1-Acre Homesite

• 43,560 square feet of land
• Mature trees provide privacy and natural beauty
• Park-like setting with lush landscaping
• Room for outdoor entertaining, gardens, or future additions
• No HOA means freedom to customize and improve

Solid Foundation for Your Vision

• 2,076 sq ft of finished living space
• 1.5-level traditional design
• Move-in ready condition
• Full daylight basement (840 sq ft, unfinished) offers expansion potential
• Built in 1940 with classic character and charm

Property Highlights

Main Level:

• Spacious 13' x 27' living room with carpet
• Generous 12' x 23' kitchen with ceramic tile and eating area
• Two bedrooms (both 12' x 12')
• Full bathroom
• Deck access for outdoor enjoyment

Upper Level:

• Luxurious 27' x 16' primary bedroom suite with carpet
• Walk-in closet
• Full bathroom

Basement:

• 840 sq ft daylight basement (unfinished)
• Perfect for additional living space, workshop, or storage
• Natural light from windows

Systems & Features:

• Forced air heating
• Central electric air conditioning
• Vinyl siding exterior
• Municipal water and sewer
• All major appliances included

Perfect For

Homebuyers:

• Create your dream home with strategic updates
• Build instant equity through renovation
• Enjoy Carmel schools and lifestyle
• No HOA restrictions on improvements
• Move in now, update at your pace

Investors:

• Strong fundamentals in premium Carmel market
• Low opening bid creates attractive entry point
• Expected sale in mid-$300,000s offers solid margins
• High-demand location ensures strong resale
• 1-acre lot adds premium value

Auction Advantages

Transparent Process

Unlike traditional sales with hidden negotiations, auctions provide complete transparency. You'll see exactly what others are willing to pay, and the highest bidder wins.

Competitive Bidding Drives Value

Market competition on auction day often results in premium pricing that benefits sellers while giving buyers confidence they're paying true market value.

Defined Timeline

No endless showings or uncertain closing dates. Bid on November 14th, close within 30 days, and move forward with confidence.

No Lengthy Negotiations

The auction eliminates weeks of back-and-forth negotiations. One day, one opportunity, one decision.

Financial Details

Opening Bid: $150,000
Expected Sale Range: Mid $300,000s
Buyer's Premium: 10% (added to winning bid)
Earnest Money: $25,000 total

• $500 due immediately upon seller's acceptance
• $24,500 due within 24 hours to Fidelity National Title

Closing: Within 30 days of seller's acceptance

2024 Property Taxes: $3,002 annually ($1,501 semi-annual)

Example Purchase Calculation:

Winning Bid:                      $300,000
Buyer's Premium (10%):            + $30,000
TOTAL PURCHASE PRICE:             = $330,000

Buyer's Premium compensates auction company, buyer's agent (if applicable), and listing broker. Seller receives full hammer price.

Property Information

Included with Property

The following convey "as-is" with the property:

• Dishwasher
• Garbage disposal
• Microwave hood/range hood
• Electric oven/range
• Refrigerator
• Main level deck
• All permanently affixed light fixtures
• HVAC equipment
• Water heater
• Mature landscaping and trees

Important Information for Buyers

Property Condition

This property is sold "AS-IS, WHERE-IS" with no warranties or guarantees. All inspections must be completed prior to auction day. We encourage professional inspections and due diligence before bidding.

No Financing Contingency

This sale contains NO financing contingencies. Buyers must be pre-approved or have cash funds available before bidding. You must close regardless of financing outcome.

Subject to Seller's Confirmation

The winning bid is subject to seller's confirmation within 24 hours of the auction. While the seller is motivated to sell, she reserves the right to accept or reject any bid.

Title Work

Preliminary title work has been ordered through Fidelity National Title and is available for review upon request. Contact us to schedule a review of the title commitment.

Schedule Your Preview

Property showings available by appointment only.

Contact:
Jason Snider, Licensed Realtor
J. Snider Real Estate
Phone: (317) 507-1692
Email: snidergroup@gmail.com
License: RB14045952

View the property, ask questions, and conduct inspections before auction day. Early preview strongly recommended!

How to Participate

Step 1: Register

Complete bidder registration by November 13, 2025. Provide valid ID and proof of funds or pre-approval letter.

Step 2: Preview the Property

Schedule your showing, conduct inspections, and complete due diligence before auction day.

Step 3: Review Terms

Read and understand the complete Terms and Conditions. Download available documents or request copies.

Step 4: Attend the Auction

Be present on Friday, November 14, 2025 at 12:00 PM at 11005 Cornell Street.

Step 5: Bid with Confidence

Compete fairly and transparently. Highest bidder wins, subject to seller's confirmation.

Step 6: Close in 30 Days

Upon seller's acceptance, provide earnest money and close within 30 days through Fidelity National Title.

Broker Participation Welcome

Licensed real estate brokers representing qualified buyers are welcome to participate.

Commission: 3% of final hammer price (paid from buyer's premium)
Registration Deadline: November 13, 2025 at 12:00 PM

Download Broker Participation Agreement

Download Documents

• Auction Terms and Conditions (PDF)
• Broker Participation Agreement (PDF)
• Property Disclosure Statement (PDF)
• Lead-Based Paint Disclosure (PDF)
• Preliminary Title Commitment (Available Upon Request)

Location & Neighborhood

Carmel, Indiana

Consistently ranked as one of the best places to live in America, Carmel offers:

• Top-rated schools and educational opportunities
• Vibrant arts and cultural scene
• World-class dining and shopping
• Extensive parks and greenspace
• The Monon Trail for walking and biking
• Strong property values and low crime
• Thriving business community

Distance to:

• Downtown Indianapolis: 20 minutes
• Indianapolis International Airport: 30 minutes
• Carmel City Center: 5 minutes
• Major shopping centers: 3-5 minutes

Auction Information

Conducted by:

BURGESS AUCTIONS
Zack Burgess, CAI
Indiana Auctioneer License: AU19600029
Phone: (317) 508-5973
Email: sold@burgessauctions.com
Website: www.burgessauctions.com

"Trusted Auctions, Timeless Results"
"Integrity in Every Lot. Care in Every Sale."

In Cooperation with:

J. Snider Real Estate
Jason Snider, Licensed Realtor
Indiana License: RB14045952
Phone: (317) 507-1692
Email: snidergroup@gmail.com

Frequently Asked Questions

Q: What is the opening bid?
A: The opening bid is $150,000. Bidding will continue from there based on competitive interest.

Q: What is the expected sale price?
A: Based on market analysis, we expect the property to sell in the mid-$300,000 range.

Q: What is the buyer's premium?
A: A 10% buyer's premium is added to the winning bid. For example, a $300,000 winning bid results in a $330,000 total purchase price.

Q: Can I finance this purchase?
A: Yes, but the sale is NOT contingent upon financing. You must be pre-approved and able to close within 30 days regardless of financing outcome.

Q: When can I see the property?
A: Showings are available by appointment. Contact Jason Snider at (317) 507-1692 to schedule.

Q: Are inspections allowed?
A: Yes, inspections are strongly encouraged, but ALL inspections must be completed BEFORE auction day. No post-auction inspections or contingencies.

Q: When is closing?
A: Closing must occur within 30 days of seller's acceptance (on or before December 14, 2025).

Q: Is the sale final at the auction?
A: The sale is subject to seller's confirmation within 24 hours of the auction. The seller is motivated to confirm reasonable market bids.

Q: How much earnest money is required?
A: $25,000 total: $500 immediately upon seller's acceptance, and $24,500 within 24 hours to Fidelity National Title.

Q: Is there an HOA?
A: No! This property has no homeowner association, fees, or restrictions.

Q: What are the property taxes?
A: 2024 annual taxes are $3,002 ($1,501 semi-annual). Seller has paid taxes through November 2025.

Don't Miss This Opportunity

Mark Your Calendar:
Friday, November 14, 2025 at 12:00 PM
11005 Cornell Street, Carmel, IN 46280

This is a rare opportunity to acquire a 1-acre Carmel property with no HOA at an attractive opening bid. Whether you're looking for your dream home location or a smart investment, competitive bidding ensures you'll pay true market value—nothing more, nothing less.

Questions? Ready to preview the property?

Contact Us Today:

Burgess Auctions
(317) 508-5973
sold@burgessauctions.com

Jason Snider, Listing Agent
(317) 507-1692
snidergroup@gmail.com

Property sold "AS-IS, WHERE-IS" with no warranties. All information deemed reliable but not guaranteed. Buyers responsible for independent verification. Sale subject to seller's confirmation. Terms and conditions apply.

BURGESS AUCTIONS
Honoring Legacies, Delivering Value
Integrity in Every Lot. Care in Every Sale.

www.burgessauctions.com