84 Southfork Road Cody, WY 82414

Auction Terms & Conditions 

THIS PROPERTY IS SUBJECT TO PRIOR SALE OR REMOVAL FROM THE AUCTION. Pre-auction offers will be considered. May be sold prior to auction. Acceptance of the final sales price is subject to approval by the Wyoming Department of Health, Division of Healthcare Financing.

BUYER’S PREMIUM: A ten percent (10%) Buyer’s Premium will be added to the final bid price to determine the Total Contract Price, (Example: Such as $500,000.00 bid price plus ten percent (10%) Buyer’s Premium ($50,000.00) equals $550,000.00 Total Contract price.

DOWN PAYMENT: A ten percent (10%) deposit of the total contract price will be the earnest money deposit be required from the successful bidder upon award of the bid within 24 hours of the auction. This can be in the form of a personal or business check. It will be made payable to First American Title in Cody, WY.

CLOSING: The balance of the purchase price will be paid at closing in cash, collected or certified funds on or before December 31, 2024. Closing will be held in the offices of First American Title in Cody, WY.

BIDDING PROCEDURE: NOMINAL OPENING BID OF $100,000.00 IS REQUIRED FOR THE AUCTION TO OPEN THE BIDDING. Upon receiving an opening bid of $100,000.00, the bidding will continue until the auction ends on November 12, 2024 at 2:00 P.M., subject to the automatic bid extend feature outlined in these terms and conditions.

NO CONTINGENCIES: YOUR BIDDING IS NOT CONDITIONAL UPON FINANCING SO BE SURE TO HAVE ARRANGED FINANCING, IF NEEDED, AND THAT YOU ARE CAPABLE OF PAYING CASH AT CLOSING. Buyers who are unable to close because of insufficient funds will be in default and the earnest money will be forfeited. INSPECTIONS: Purchaser has had an opportunity to inspect the property and is fully aware of its condition. Purchaser accepts the condition of the property in its “As Is” condition. REAL ESTATE

TAXES: All real estate taxes for the year 2024 will be prorated as of the date of closing POSSESSION: Possession of the property will be given at closing.

FENCES: Purchaser acknowledges that the fences on the property may not be on line.

ACREAGE and SQUARE FOOTAGE: All acreage and square footage are approximate and have been estimated from sources thought to be reliable.

AS-IS SALE: The Purchaser shall accept the property in an AS-IS condition with all faults as of the closing date and the Purchaser shall specifically agree that the Seller nor the Auctioneer have not and do not make any representations or warranties of any kind whatsoever, expressed or implied, to the Purchaser regarding the property or any improvements thereon. The property is selling subject to anything an accurate survey or personal inspection of the property may reveal, including any existing rights-of-way, easements or claim to easements, encroachments, rights or claims of parties in possession, restrictive covenants, flood zones, zoning or subdivision regulations, building codes, governmental agencies regulations, environmental conditions, lead-based paint, asbestos, radon gas, hazardous materials, any mineral rights, water rights, riparian or littoral rights and prior reservations and conveyances, if any. The Purchaser shall have satisfied himself as to the location and condition of the property, and all descriptions thereof, before bidding. All information contained in any and all promotional materials, either printed or online, including, but not limited to, square footage, acreage, dimensions, maps , taxes, etc. was derived from sources deemed to be reliable, however, neither the Seller nor the Auctioneer makes any guarantees or warranties as to the accuracy or completeness of such information.

NO SURVEY PROVIDED: The property will be conveyed according to the existing legal description.

AGENCY: Musser Bros. Inc., and its representatives (the "Auctioneers") are the auctioneers and exclusive agents of the Seller regarding the sale of the property.

BROKER PARTICIPATION: Musser Bros. Inc. encourages Broker/Agent participation. To qualify for a three percent (3%) Buyers Agent Commission, all Agents must register their client 24 hours prior to the auction. Bring your buyers.

SUBJECT TO AUTO EXTENSION DUE TO BIDDING ACTIVITY AUCTION END TIMES: All Musser Bros., Inc. Online Only Real Estate Auctions are timed events and subject to extended bidding due to bidding activity. Musser Bros., Inc. reserves the right to adjust the auto extension time period. EXAMPLE: Musser Bros., Inc. Online Only Real Estate Auctions have an auto extend feature. Any bid placed within 3 minutes of the auction ending will automatically extend the auction for 3 minutes from the time the bid is placed. The auto-extend feature remains active until no further bids are received within the 3 minute time frame. Musser Bros., Inc. reserves the right to adjust the auto extension time period.

BIDDER VERIFICATION: The identity of all bidders will be verified, bidding rights are provisional, and if complete verification is not possible, Musser Bros., Inc. will reject the registration, and bidding activity will be terminated.

INFORMATION: Information was gathered from reliable sources and is believed to be correct as of the date this material is published, however, this information has not been independently verified by sellers or auctioneers. Its accuracy is not warranted in any way. There is no obligation on the part of Sellers or Auctioneer to update this information.

ALL ANNOUNCEMENTS MADE AT THE AUCTION TAKE PRECEDENCE OVER ALL ADVERTISING. The sellers do not have any liabilities whatsoever for any oral or written representations, warranties or agreements relating to the property except as expressly set forth in the Auction Sale Agreement. There is no obligation on the part of the Sellers to accept any backup bids in the event the high bid falls through.

SERVER & SOFTWARE TECHNICAL ISSUES: In the event there are technical difficulties related to the server, software or any other online auction related technologies, Musser Bros. Inc. reserves the right to extend bidding, continue the bidding, postpone the bidding or close the bidding.

NEITHER THE COMPANY PROVIDING THE SOFTWARE nor MUSSER BROS. INC. SHALL BE HELD RESPONSIBLE FOR A MISSED BID OR THE FAILURE OF THE SOFTWARE TO FUNCTION PROPERLY FOR ANY REASON. Email notifications will be sent to registered bidders with updated information as deemed necessary by Musser Bros. Inc.

DEBT COLLECTION AND INTEREST CHARGES: The bidder agrees to pay all reasonable attorney fees and other costs incurred by Musser Bros. Inc. in its efforts to collect unpaid funds from the bidder. The bidder agrees that a fee of 1.5% of the outstanding balance per month be added to any unpaid balance due Musser Bros. Inc. Any debt collection or dispute proceedings will be heard in Park County, Wyoming.

AGE REQUIREMENT: All bidders must be 18 years of age or older.

BY BIDDING, THE PURCHASER AGREES TO BE BOUND BY THE TERMS AND CONDITIONS HEREIN AND AS STATED IN THE PURCHASE CONTRACT.