Full Asking Price · All Cash
Vacant Land Purchase & Sale Agreement
11.59 Acres
W 4700 S, Rexburg, ID 83440 · Tract 3 · Listed at $298,000
$298,000
Offer Price
Full asking price
·
No loan, no appraisal
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11.59 Acres · Tract 3
W 4700 S · Rexburg, ID · Madison County
Respond By
Thursday, August 6 at 10:00 AM
The offer expires if it isn't accepted by then. Call Rick or Grant any time before the deadline and we'll walk through it together — accepting, countering, and declining are all still on the table.
The Short Version
This Is a Clean, Strong Offer
The land came on the market nine days ago and this buyer is offering the full asking price in cash. There's no lender involved, which removes most of the ways a deal like this normally falls apart. Here's what makes it solid.
Full asking price — $298,000
No negotiation on price. They came in at exactly what you listed it for, nine days after it hit the market.
All cash — no lender
No loan approval to wait on and no financing contingency. The single most common reason a sale collapses simply isn't in play here.
No appraisal to satisfy
Because there's no lender, no appraiser has to agree with the price. That matters on land, where comparable sales can be thin.
No home-sale contingency
They aren't waiting to sell anything else first. Nothing outside this transaction has to happen for it to close.
No closing-cost credit requested
They aren't asking you to credit anything back at closing. The price is the price.
Closing in about 30 days
Targeting September 4. Cash deals can move this fast because there's no underwriting timeline to work around.
The Money
How the Deal is Structured
Purchase Price
$298,000
Two Hundred Ninety-eight Thousand Dollars
Exactly the list price
Exactly the list price
Cash at Closing
$297,000
Wire or certified funds at closing
No lender, no loan proceeds
No lender, no loan proceeds
Earnest Money
$1,000
Wired within 5 business days of acceptance and held by AmeriTitle. On a $298,000 purchase this is a light deposit — worth knowing, since it's what they'd forfeit if they walked without cause.
Seller Concession
$0
None requested — no closing-cost credit and no repair allowance
Buyer's Brokerage
3% · $8,940
Paid by you at closing to Keller Williams Realty East Idaho
Your Other Costs
Survey · Title · ½ Escrow
You'd pay for the survey and the owner's title policy, and split the escrow fee. We'll walk a full net sheet with you before you sign anything.
Read This Part Closely
What You'd Be Agreeing To
Beyond the price, this offer asks a few specific things of you. None of them are unusual for a land sale, but each one is a real commitment — and two of them depend on the parcel split finishing on time.
Mark the property corners and provide the recorded survey
Before closing, you'd clearly mark the corners of the parcel and give the buyer a copy of the recorded survey showing the easements and legal description. You're already paying for the survey under this contract.
Convey a proportionate share of the water rights
You'd transfer a proportionate ownership in all water rights, irrigation shares, stock certificates, ditch company shares, easements and water-related rights currently tied to parcel RP05N39E147218 — the whole 36.26 acres. Worth confirming exactly how those shares divide before you accept, because this language covers the parent parcel, not just this tract.
Close on or before September 4
The parcel split is still pending with the county. That instrument has to record before this tract can be conveyed as its own legal parcel, so the September 4 date depends on the county's timing as much as anyone's.
Leave the head gates and east-side fencing
The head gates and the fencing currently sitting on the east side of the property would convey with the land.
Key Dates & Deadlines
How It Would Unfold
August 4, 2026
Offer Received
Janna Martin signed the Vacant Land Purchase and Sale Agreement, presented through Keller Williams Realty East Idaho.
August 6, 2026 · 10:00 AM
Acceptance Deadline
The offer expires if it isn't accepted by 10:00 AM Mountain on Thursday. After that the buyer is no longer obligated to it.
Within 5 Business Days
Earnest Money Wired
The $1,000 deposit is wired to AmeriTitle and held there. It's credited to the buyer at closing.
Within 2 Business Days
Your Disclosures Due
You'd provide any studies, reports, surveys, site plans, notices of violation, and tax and utility records you have for the property.
Within 6 Business Days
Title Commitment
You furnish the preliminary title commitment through AmeriTitle in Rigby. The buyer then has 2 business days to object to anything in it.
Within 20 Calendar Days
Buyer's Due Diligence Window
This is the real contingency in the offer. The buyer has 20 days to investigate the land at their own expense — environmental review, soil tests, a PERC test, zoning and land-use questions. If something they find doesn't satisfy them, they can ask you to address it or walk away with their earnest money. After that window closes, it's irrevocable.
3 Business Days to Respond
If They Raise Something
If the buyer sends written notice of anything they disapprove of, you'd have 3 business days to respond in writing. You can agree to address it, or decline — and then they choose whether to proceed or terminate.
7 Days Before Closing
Contingency Deadline
Everything outstanding must be satisfied, removed or exercised by then. Failure to act counts as an unconditional waiver.
On or Before September 4, 2026
Closing Day
Closing at AmeriTitle in Rigby. Possession transfers at closing, and taxes and water assessments prorate as of that day.
What's Included
Conveying with the Land
Head Gates
East-Side FencingAs it currently sits on the property
Proportionate Water & Irrigation SharesIncluding ditch company shares and stock certificates
Mineral Rights You OwnStandard under this contract, if unleased
Additional Details
Key Contract Terms
BuyerJanna Martin
Buyer's BrokerageKeller Williams Realty East Idaho
Buyer's AgentAdrianne Godfrey
Title & Closing CompanyAmeriTitle · Rigby, ID
FinancingAll Cash — None
Financing ContingencyNone
Appraisal RequiredNo
Contingent on Buyer Selling PropertyNo
Seller ConcessionNone Requested
Owner's Title PolicySeller Pays
SurveySeller Pays & Orders
Closing Escrow FeeShared Equally
Water Rights Transfer FeeBuyer Pays
Buyer's Due Diligence20 Calendar Days
Inspection CostsBuyer Pays All
PossessionUpon Closing
Legal DescriptionParcel Split Instrument Pending
1031 ExchangeNo
Next Steps
What Would You Like to Do?
You have three options, and there's no wrong one. Call either of us before Thursday at 10:00 AM and we'll talk it through together.