The Auction Process

When the auction has begun, announcements will be made about general sale factors, disclosures will be made regarding terms and conditions, and some parcels may be withdrawn because of extenuating circumstances.

There will also be a brief Question & Answer session held to field queries from the on site audience about specific properties or terms and conditions.

IF YOU HAVE QUESTIONS, PLEASE ASK THEM AT THIS TIME. After the sale is completed is the WRONG time to start asking important questions....

If you have hearing, vision or other problems which affect your ability to follow the auction proceedings or enter bids, please be sure to alert the auctioneer BEFORE the sale as to the parcel you are bidding on, and please sit in the front where you can be found when the parcel is offered.

The internet audience will note a delay in the beginning while these discussions are taking place. We will make every effort to keep the internet audience apprised of when the sale will actually begin.

We do not have a method to communicate with internet bidders once the auction has begun. All of our staff and resources are dedicated to collecting and processing auction bids once the sale begins.

Internet bidders will also notice that each individual bid may not be displayed on the internet auction screen.

Because bidding at the auction location can move much faster than internet transmission and data entry speed, it's probable that the current bid is higher than what is displayed, and we are updating bids as fast as transmission speeds allow. This often requires us to skip numerous bid increments and record the "current" bid every 5 or 10 seconds.

It is common for us to "open" bidding with the highest absentee bid, then report the competing on-site bids until bidding slows to a pace where the live internet bidding "catches up".

In the past there have been occasional, rare disruptions or outages of internet service which either slowed or prevented the receipt of internet bids. These situations are OUTSIDE OF OUR CONTROL.

We make every possible effort to locate our sales where these situations will be minimized, but we cannot guarantee your internet bid will be placed if it is not received at the time the property is offered. This may include pre-sale absentee bids if we have no way to access them. We cannot bid-in what we do not have!

If you have a specific property that you have a critical need to bid on, and cannot attend the sale, or are nervous about the stability of internet transmission, we suggest that you contact our office at least 48 hours prior to the auction and submit an absentee bid.
Absentee Bid Form

There are no "tie" bids. The bid received and acknowledged first by the auctioneer is the binding bid, regardless of the order in which they were placed.

The decision of the auctioneer in receipt of any bid is final.

Any bids not physically received by the auctioneer at the time the property is offered at the on-site sale shall be deemed as not offered. This applies to online, on-site and absentee bids regardless of reason.

We accept the bids which are before us when the gavel drops. PERIOD.
(Caveat: See below for no-bid minimum sale parcels)

Under no circumstances will bidding be "re-opened" because any bid, whether online, absentee or on-site was not received by the auctioneer.

Bidders at the on-site sale are discouraged from the practice of "late bidding".

If you want to be recognized, it is your obligation to make your bid known before the sale is closed. We cannot see every hand and ear tug in a room of 200 people.

If you have not been an active bidder on a parcel and wait until the gavel is dropping to enter a bid ...and you are not seen ... it is too late.

We will make every effort to proceed with due care and seek all bids. But you are expected to bid clearly and make your presence known.

The first round of most sales includes a "minimum bid". Properties can not and will not be sold for less than the stated minimum bid.

In the event that we experiene internet connectivity issues or other problems receiving internet or absentee bids, we RESERVE THE RIGHT TO ACCEPT BIDS WHICH EQUAL OR EXCEED THE MINIMUM BID after the sale, if no bids equal to or exceeding the minimum bid were offered at the on-site sale.

We do not guarantee, and you should not assume that properties not sold at the minimum bid sale will be re-offered at a later no reserve sale.

We reserve the right to withdraw properties, make disclosures, and set other terms as necessary on the day of the sale without prior notice where necessary for legal or other reasons at the sole discretion of the seller.

The Seller reserves the right to not offer specific properties to online bidders for any reason they deem necessary.

Members of the on-site audience are expected to conduct themselves in a professional manner and extend common courtesy to auction staff, other audience members and the general public.

Those engaging in disruptive behavior will be asked to leave the facility and may be prohibited from attending future auctions at the discretion of the sellers or auctioneer.