By your registration and bidding you are accepting the following
Real Estate Auction Terms and Conditions.


Real Estate On-Line Auction Terms and Conditions for
108 W. Main St. Camp Douglas, WI 54618
Village of Hustler

ADDENDUM M to the Wisconsin Approved Forms Real Estate Offer to Purchase dated:
made by the buyer, with respect to the property

If you do not understand these terms or the bidding platform, DO NOT BID.

1. Location: Per Juneau County assessor the property: Included parcels Tax Parcel # 291360102 & 291360194

2. Buyer's Fee: There will be an 8% buyer's fee added onto the highest bid price to determine the actual offer to purchase price: Example: Bid Price $100,000 plus $8,000 (8% buyer's fee) equals purchase price of $108,000.

3. Terms and Conditions will be made part of the Wisconsin Real Estate Offer to Purchase. The buyer will execute an Offer to Purchase, in the form provided, without modification, immediately after being declared the high bidder. This Addendum M Real Estate Auction Terms and Conditions is made part of the offer to purchase. A sample of the Offer to Purchase may be delivered to bidder by calling 608-548-3161 and requesting the offer to purchase document. Do NOT Bid unless you understand the Offer to Purchase contract.

4. Offers are not subject to any contingencies whatsoever. Buyers should do their own due diligence. There will be no modification of the offer to purchase. Seller does not agree to any contingencies, such as financing, appraisal, survey or inspections of any kind. Real Estate Broker will work with buyers & financial institutions, but the offer to purchase is not contingent upon financial institutions or appraisal requirements. This is agreed to by bidder, at the time of on-line registration and prior to bidding.
5. The property is offered under the terms provided in the Wisconsin Real Estate Offer to Purchase contract. The offer to purchase contract includes this Addendum "M" Real Estate Online Auction Terms and Conditions. Please review. Do Not Bid if you do not understand the Offer to Purchase contract.

6. Tillable farmland and pasture are rented through the end of the year (December 31, 2026), any rent due before the end of 2026 is payable to the Sellers. Renters will be granted access to pasture and tillable ground as need for moving cattle and harvesting and tending to crops.

6. Terms: Within 24 hours of notification of buyer receiving notice of being winning bidder, the Buyer(s) is to pay $5,000.00 EARNEST MONEY, which is non-refundable, in the form of a certified check to First Choice Realty, at 724 W State St. New Lisbon, WI 53950, via overnight mail, or in-person delivery. Buyers may wire funds to Dependable Title, Tomah, WI. Contact Title company for wiring instructions. 608-374-0979 (phone). Buyer will be responsible for any wire transfer fees.

7. EARNEST MONEY Cont.: Upon acceptance of the real estate offer to purchase, by seller,
Donald L. Benson (POA Todd Forsythe) the buyer's earnest money will apply towards the purchase price. If for any reason, the buyer's offer is rejected by the seller, the earnest money will be refunded in full to the buyer. Earnest money will remain in First Choice Realty or Dependable Title's Trust Account up to the time of closing. The buyer agrees to release earnest money to the seller as liquidated damages if the buyer fails, for any reason, to complete the transaction, once accepted.

8. Buyers' Responsibility for Signing Documents: Successful bidders not executing and returning
contracts with earnest money deposit, within 24 hours, will be considered in default (breech) of
contract and the seller may take legal action. Bidding is considered a binding legal contract first buyer is in default, the immediate back-up bidder will be given the first opportunity to purchase
under the same terms and conditions.

9. Offer to Purchase Documents will include the following: Wisconsin Real Estate Offer to Purchase;
Addendum M-Terms and Conditions of the Auction; On-Line Auction Information and Terms;
Addendum D-electronic email delivery. Agency Disclosure

10. Agency: Listing agent and Company are representatives and agents of the Seller. At the execution of the offer to purchase, buyers are to sign an agency disclosure.

11. Co-Broke & Buyer's Agency: All buyers are responsible to notify auction company of any potential buyer's agency contracts that are in place before registration and bidding on the auction. No buyer's agencies will be recognized 24 hours prior to auction close.
2. Evidence of Title:Seller shall pay for and provide an owner's title insurance policy in the amount of the purchase price. Seller to provide the buyer with a clear title. If the seller is unable to provide a clear title the buyer may void the offer, and earnest money will be refunded to buyer.
13. Deed: Seller shall provide a deed and transfer to the property at seller's cost. The seller is to pay
transfer tax. The seller is responsible to have any unpaid taxes, any and judgements cleared at the
time of closing.
14. Closing & Possession: Closing is to be no later October 15, 2026, Possession is at closing.
15. Closing fees to buyer: Any bank or loan fees, any buyer initiated testing or inspections, $30.00 to file deed, title company closing fees.
16. Real Estate Taxes:All taxes will be prorated to the day of closing, using the previous year's tax amount. Any unpaid taxes will be paid at closing by the seller.
17. Zoning: Residential, Agriculture.
18. Easement: Subject to any and all easements of record, including utility easements.
19. Inspections: Any inspections requested by the buyer, must be made prior to bidding and permission given by auction company in writing. Buyer is responsible for any costs related to pre-auction inspections.
20. Buyer is buying property in its present "AS IS, Where IS, How IS" condition, with all faults-known or unknown, whether disclosed or not disclosed. The buyer agrees that neither the seller, broker nor auctioneer offer any warranties or representations, of any type, now or in the future. It is agreed that buyer will not sue for any non-disclosures or errors. All descriptions, easements, measurements and acreage provided by the seller and First Choice Realty are to be used as a guide only. The buyer shall be satisfied as to the location and condition of the property, all descriptions with respect thereto, prior to bidding. Please see Real Estate Agency Disclosure of property condition.


21. Damage to Property prior to closing: Seller is to keep property in same condition as at the close of the auction. Only in the event of a natural disaster happening between auction closing and prior to closing, buyer and seller may renegotiate the contract.

22. Due Diligence: Each buyer is responsible for conducting their own due diligence on the property, prior to any bidding.

23. Seller, Donald L. Benson (POA Todd Forsythe), will have 48 hours, from close of auction, to accept, reject or counter any or all offers.





ON-LINE Auction Information and Terms


1. Auction End Times: Online-Only Auctions are timed events. Bidding will close on Thursday, September 10, 2026, at 1:00 PM CST. At the discretion of the auction service, dates and times may be adjusted.

2. Automatic Extend Feature: The on-line auction has an auto-extend feature. Any bids placed in the final 10 minutes of the on-line auction will automatically be extended 10 minutes from the time the last bid was placed. The auto-extend feature remains active until no further bids are received, within a 10-minute time frame. Auction company employees and/or the auction company may bid on auction items.

3. Acceptance of Bid Prices: Successful bidder(s) will be required to enter into a purchase agreement immediately following the close of the auction, the Realtor will e-mail documents to be immediately executed, via electronic signature, face-to-face, fax or e-mail. First Choice Realty to receive signed documents from buyer by 1:00 PM CST, September 11, 2026. The seller has the right to accept or counter the final bid within 72 hours of close of auction.

4. Bidder Verification: Auctioneer has the right to reject a buyer's registration. The identity of all bidders will be verified, bidding rights are provisional, and if complete verification is not possible, Auctioneer will reject the registration, and bidding activity will be terminated. The seller and selling Agents reserve the right to preclude any person from bidding if there is any question as to the person's credentials, financials, etc. Bidders agree to keep their username and password confidential as they are responsible for ANY and ALL activity involving their account. When using the website, you must obey any local and all local state and federal laws. Violations will result in termination of web site use privileges. By obtaining a bid number you agree to being contacted by email.

5. UPDATES, NEW DATA, CORRECTIONS AND CHANGES: Please make a final review on website at Wagensonauctionservice.com prior to scheduled auction time, to be aware of any changes, corrections, or additions to the property information.

6. Disclaimer & Absence of Warranties: All information in regard to this auction is subject to the terms and conditions outlined in the purchase agreement. The property is being sold on an "AS IS, WHERE IS, How Is" basis, and no warranty or representation, either expressed or implied, concerning the property is made by the seller or the auction company. All measurements are approximate.
Each potential bidder is responsible for conducting his or her own independent inspections, investigations, inquiries, and due diligence concerning the property. The information provided is subject to verification by all parties relying on it. Auction Representative, Real Estate Firm, and seller, Donald L. Benson (POA Todd Forsythe) and agents have no liability for its accuracy, errors, omissions or assumptions. The conduct of the auction and increments of bidding are at the direction and discretion of the auctioneer. All decisions of the auction company are final. Any dispute between auction company and buyers will be dealt with through arbitration in Juneau County Wisconsin for Real Estate. By bidding on the property at auction, buyer agrees to all terms and conditions as set forth.
7. Any information gathered from this website by auctioneer, not limited to data collected for page visitors, visited pages and all correspondence is agreed upon. You permission to send marketing emails to this email address.

In the Village of Hustler, 2 bed, 1 bath, shed, lot 1.13 acres. Opportunity awaits! This 2-bedroom home is in rough condition and will require significant renovation or could be the perfect site for a fresh start. Situated on a large lot in a quiet small village, the property also features a nice storage shed that offers immediate value. Whether you're looking for your next investment, a fixer-upper project, or a spacious lot to build on, this property has plenty of potential. Selling as-is