Smith Robinson
You've Received an Offer

625 Vale Lane
Rexburg, Idaho

Aaron & Sarah Harrigfeld have submitted a purchase offer on your property. Here's everything you need to know, laid out simply.

$540,000
Offered Purchase Price
Scroll
$540,000
Purchase Price
$2,000
Earnest Money
Sept 15, 2026
Target Closing
Conventional
Loan Type
The Money

How They're Paying

Here's how the buyers plan to fund the purchase of your home. The total adds up to the full purchase price of $540,000.

🏦
Loan Amount
$324,000
The buyers are obtaining a conventional loan for this amount. The interest rate is capped at 6.5% fixed for 30 years. They've already applied for financing.
💵
Cash at Closing
$214,000
This is the amount the buyers will bring to the table in cash at closing, in addition to their loan. This covers the down payment, minus the earnest money already deposited.
🤝
Earnest Money
$2,000
Deposited via wire transfer and held by Flying S Title. This is deposited upon receipt and acceptance of the contract and credited to the buyer at closing.
🏛️
Title & Closing
Flying S Title
Kate McNair (preferred) at 535 American Circle, Rexburg, ID 83440. Closing escrow fees are shared equally between buyer and seller.
Timeline

Key Dates & Deadlines

Here's how the transaction is expected to unfold from acceptance to closing day.

⏰
Acceptance Deadline
This offer must be accepted by April 4, 2026 at 3:00 PM. If not accepted by then, the offer expires and the buyers are no longer obligated.
🔍
Inspections
The buyers have 12 business days after acceptance to complete their primary inspection of the property. This covers everything from the roof to the foundation and any environmental or neighborhood concerns.
📋
Title Commitment
Within 6 business days of acceptance, a preliminary title commitment will be provided to the buyers, showing the condition of the title to the property.
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Loan Confirmation
The buyers have already applied for their loan. They will provide written lender approval (credit, income, debt ratios, and funds verification) within the standard 10 business days of acceptance.
🏠
Buyer's Home Sale (Homedale)
The buyers need to sell their current home at 2675 Kings Way Drive, Homedale before closing. Key milestones are outlined in the contingencies section below.
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Closing Day
The target closing date is September 15, 2026. Possession and keys transfer to the buyers upon closing. All prorations (taxes, utilities) are calculated as of closing day.
The Details

What Stays & What Goes

In addition to the standard fixtures (floor coverings, lighting, window coverings, garage door openers, heating/cooling systems, etc.), here's what's specifically addressed in this offer.

Included in Sale

✓Refrigerator
✓Dishwasher
✓Garbage Disposal
✓Microwave
✓Electric Range
✓Water Heater
✓Owned Water Softener

Excluded from Sale

✗Seller's Personal Property
All your personal belongings, furniture, decorations, and anything not physically attached to the home stays yours. Only items specifically listed as included will transfer to the buyers.
Things to Be Aware Of

Contingencies on This Offer

Contingencies are conditions that must be met for the sale to move forward. Think of them as "safety nets" that protect both parties. Here are the contingencies on this offer.

Important
Sale of Buyer's Home — 2675 Kings Way Drive, Homedale
This is the most significant contingency on this offer. The buyers need to sell their current home in Homedale before they can close on your property. Here's how it works:

Before August 1, 2026: If the buyers' Homedale home is not under contract by this date, the $2,000 earnest money becomes non-refundable if they want to stay in the deal. They would also need to deposit an additional $2,000 in refundable earnest money to extend through October 1, 2026.

Early Close Option: If the buyers sell their Homedale home earlier than expected, you would receive 24 days' notice to move out and allow closing on Vale Lane ahead of schedule.

Off-Market Agreement: The seller agrees not to continue marketing the property once the offer is accepted.
Important
Interest Rate Protection
Because the buyers can't lock in their loan and interest rate this far in advance, all parties have agreed that if interest rates rise above 7.5%, the buyers are not required to move forward and the earnest money will be refunded. This protects the buyers from a scenario where rates climb significantly before closing.
Standard
Financing Contingency
The buyers are obtaining a conventional loan for $324,000. This contingency means the sale is dependent on the buyers successfully securing their financing. If they're unable to get the loan after a good-faith effort, the earnest money is returned. They've already applied, which is a positive sign.
Standard
Inspection Contingency
The buyers have 12 business days to complete a general inspection of the property. After that, they can request repairs, accept the home as-is, or walk away. If they request repairs, you'll have 3 business days to respond. This is a standard part of almost every real estate transaction.
Standard
Appraisal Contingency
Because the buyers are using a loan, the lender will require an appraisal. The property must appraise at or above the $540,000 purchase price. If it comes in lower, you would have the option to reduce the price to meet the appraised value, or the buyers could walk away with their earnest money returned.
Your Costs

What You'd Pay at Closing

These are the costs that would come out of your side of the transaction. Most of these are standard in Idaho real estate deals.

📊
Selling Brokerage Commission
3% — $16,200
This is the compensation for the selling brokerage (Silvercreek Realty Group). This is paid at closing through the title company.
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Title Insurance
Standard Owner's Policy
You pay for the standard coverage owner's title insurance policy, which protects the buyer against title defects. This is standard in Idaho — the exact cost is based on the purchase price.
⚖️
Closing Escrow Fees
Shared Equally
The escrow fees charged by Flying S Title are split 50/50 between buyer and seller. No seller concessions or lender repair costs are included in this offer.
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HOA Costs
Paid by Seller
HOA setup fee ($0) and property transfer fee ($0) are paid by the seller. Annual HOA dues are $80/year. Both fees are currently zero, so no cost to you here.
Additional Details

Other Terms Worth Noting

🏡
Primary Residence
The buyers intend to live in this home as their primary residence. They're moving their family from Homedale to Rexburg.
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Possession
Keys and possession transfer to the buyers at closing. No delayed possession or leaseback arrangement is part of this offer.
📋
1031 Exchange
The buyers do not intend to do a 1031 tax-deferred exchange. This keeps the transaction straightforward with no exchange-related complications.
Next Steps

What Would You Like to Do?

You have three options when responding to this offer. Take your time, and reach out when you're ready to talk it through.

✅
Accept
Sign the offer as-is
📝
Counter
Propose different terms
❌
Decline
Reject the offer entirely
Call Rick Robinson 208-360-4688