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Commission Memorandum
REPORT TO: Honorable Mayor and City Commission
FROM: Sara Folger
Chris Kukulski, City Manager
SUBJECT: Land Acquisition, “Bonn Property”
MEETING DATE: April 16, 2007
BACKGROUND:
Last spring the City sponsored a grant request from Gallatin Valley Land Trust to the MT Fish,
Wildlife and Parks’ (FWP) FY07 Recreational Trails Program for funding to acquire a parcel of
land in Bozeman, to complete public ownership of the Linear Trail (Gallagator). The parcel is
commonly referred to as “the Bonn property”. The deed is currently owned by Trust for Public
Land (TPL), which has an office in Bozeman. TPL purchased the property in January 2006 to
forestall private residential development on the parcel.
The grant request was successful, and the City was awarded the full grant amount of $35,000.00
for a portion of the purchase. FWP has a high interest in acquiring public trail and park lands,
and more than doubled the FY’07 grant with a supplemental award of $44,453.71 in unused
funds from previous grant years. Thus the City has been awarded $79,453.71 toward this
purchase.
The Gallatin County Open Lands Board has made a commitment of $75,000.00 to assist in
acquiring the parcel, in exchange for dissolution of development rights on the property. TPL
will contribute $40,000 in private donations made for purchase of the property and conveyance
to City Parks inventory.
The combined funding will cover the purchase price of the parcel, $190,000.00, and the
remaining 4,453.71 will cover costs of trail reconstruction, benches, information kiosk and trail
markers on the site. Thus for no cost to the City this transaction can be completed and use of the
parcel will be permanently established as a crucial link in the Bozeman trails system. There is
one important caveat, in that FWP has required the City to expend the supplemental grant
funds by May 1st. The parties hope to close by April 27th. The Agreement has been reviewed
and signed by the County, and reviewed and approved by the City Legal Department. FWP will
accept a completed Agreement as proof of purchase for grant reimbursement.
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RECOMMENDATION: Authorize City Manager Kukulski to sign the Purchase and Sale
Agreement for the Bonn Property acquisition.
FISCAL EFFECTS: None for the acquisition. Some staff time is required for administration,
and City Parks Dept. as part of normal trail maintenance.
ALTERNATIVES: As suggested by the Commission.
Respectfully submitted,
_________________________________ ____________________________
Sara Folger, Grants Administrator / Chris A. Kukulski, City Manager
CTEP Coordinator
Report compiled on April 10, 2007
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After recording please return to:
The City of Bozeman
_______________________________________
Space Above This Line For Recorder's Use Only
REAL ESTATE
PURCHASE AND SALE AGREEMENT
This Real Estate Purchase and Sale Agreement ("Agreement") is made and entered into this
_____________day of March, 2007, by The Trust for Public Land, a nonprofit California
public benefit corporation with mailing address of 1011 Western Avenue, Suite 605, Seattle,
Washington 98104 (hereinafter "TPL" or "Seller") and The City of Bozeman, a political
subdivision of the State of Montana (hereinafter referred to as the "City"), with mailing
address of ____________________, Bozeman, Montana, and Gallatin County, Montana, a
political subdivision of the State of Montana, with mailing address of 311 West Main Street,
Bozeman, Montana 59715, (herein referred to as "County").
RECITALS:
A. Seller is the owner of the following real property located in Gallatin County,
Montana:
Parcel 1 and Parcel 2 of Certificate of Survey No. 2457, a tract of land located in the
SE1/4 of Section 7, Township 2 South, Range 6 East, P.M.M., City of Bozeman, Gallatin
County, Montana, according to the official plat thereof on file and of record in the office
of the County Clerk and Recorder, Gallatin County, Montana (the "Land"), together with
the following:
(a) All rights, privileges, easements and appurtenances to the Land
including, without limitation, all of Seller's right, title and interest in and
to all mineral and water rights, if any (and without warranty), and all
easements, rights-of-way and other appurtenances used or connected with
the beneficial use or enjoyment of the Land (the Land, any improvements
thereon, and all such easements and appurtenances are sometimes
collectively hereinafter referred to as the "Property");
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(b) All right, title and interest of Seller (if any) in and to all site plans,
plats, surveys, inspections, tests, drainage, grading, soil and substratus
studies, environmental, wildlife and mineral studies, utility (water, sewer,
natural gas, telephone, cable TV, or electricity, as applicable) studies or
agreements, marketing and/or development studies, traffic studies,
entitlement and zoning information, governmental and private party
applications and approvals, proposed plats, re-platting, approved or
proposed development plans, proposed or approved amendments to
existing covenants, conditions, and restrictions of record, plans
specifications and working drawings for any buildings, improvements and
structures that are located on and/or are planned to be constructed on the
Property, and other plans, studies, data, or materials of any kind, whether
in written or computer (or other electronically) based or retrievable form if
existing and Seller's possession or control (including any of the foregoing
prepared by consultants or other third parties on behalf of Seller) that
relate to the Property (collectively, the "Property Documents") (The
Property and Property Documents are sometimes hereinafter collectively
referred to as the "Property"). If this Agreement is terminated as permitted
hereunder or the purchase and sale of the Property fails to close because of
a failure of any of the City's or Seller's Conditions Precedent (as set forth
in Section 6 below), City shall promptly return to Seller all copies of the
Property Documents Seller has previously provided to City; and
B. City wishes to purchase the Property from Seller on the terms of this Agreement.
AGREEMENTS:
1. Sale and Purchase. City agrees to purchase the Property from Seller and Seller agrees
to sell the Property to City for a price of $190,000.00 ("Purchase Price"). Of the Purchase Price,
Seller will contribute $40,000.00, representing grants received by Seller to be applied toward the
Purchase Price. Seller will not be retaining any ownership interest in the Property. In addition,
County will be contributing $75,000.00 in exchange for the extinguishment of all development
rights on the Property as provided for below.
2. Payment of Purchase Price. The Purchase Price shall be paid in cash (by
cashier's check or wire transfer) at Closing.
3. Charitable Gift Element of Bargain Sale. In selling the Property to City, Seller
intends that the Property shall remain forever as public open-space and park land, thereby
providing important public recreational opportunities, wildlife habitat opportunities
as well as contributing to the ecological integrity for residents of the City, Gallatin County and
other members of the public, for the benefit of the public and future generations.
Seller and City mutually acknowledge and agree that Seller's agreement to sell and City’s
agreement to buy includes a purchase price, set forth above, that is less than the fair market value
of the Property. Sellers intend that the conveyance of the Property pursuant to this Agreement
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will constitute a "bargain sale" to City pursuant to the applicable provisions of the Internal
Revenue Code and Treasury Regulations.
City does not represent or warrant that Seller will receive charitable income, estate or gift
tax deductions or other tax benefits if Seller claims a bargain sale charitable contribution.
4. Closing. The conveyance contemplated by this Agreement shall be closed on or before
April 27, 2007 (the "Closing") or ("Closing Date"). The Closing will be at Security Title
Company in Bozeman, Montana. Seller will pay for the cost to release liens, if any, and any
other documents necessary to convey clear title to the City. City shall pay for all other costs
associated with closing the transaction including, without limitation, all costs associated with
obtaining financing, cost of any escrow accounts required or permitted by the terms of this
Agreement, the preparation of the deed, title insurance, bill of sale, cost of water rights transfer,
the recording of all documents.
5. Preliminary Title Commitment. Within ten (10) days after mutual execution of this
Agreement, Seller shall at City's cost, order a Preliminary Title Commitment showing the
condition of title to the Property in the amount of the Purchase Price, together with legible copies
of all instruments of record affecting the Property, issued by Security Title Company in
Bozeman, Montana. This offer is contingent upon City's receipt and approval (to City's
satisfaction) of the Preliminary Title Commitment. City shall have seven (7) business days from
City's receipt of the Preliminary Title Commitment to examine title and either give City's
approval of the Preliminary Title Commitment or terminate this Agreement by providing written
notice to Seller.
6. Deeds. At Closing, Seller shall execute and deliver to City a Warranty Deed,
conveying marketable title to the Property to City, free and clear of all liens and encumbrances,
subject only to easements, any Declaration of Covenants, Conditions, and Restrictions and other
matters of records as identified in the Preliminary Title Commitment and accepted by City.
Seller shall convey by Bill of Sale and Assignment executed by Seller, title to the Property
Documents and any water rights (the "Bill of Sale"). The Warranty Deed shall include deed
restrictions extinguishing all development rights on the Property as required by the County due
to funding distributed under the "Open-Space Land and Voluntary Conservation Easement Act."
Such deed restrictions shall be in the form of Exhibit B attached hereto and hereby incorporated
by this reference.
7. Conditions. The Closing of this Agreement is conditioned upon:
7.1 On or before April ___, 2007 City having conducted its inspection of the
Property and approved the physical condition and use of the Property
(including but not limited to review of soils, survey, environmental, septic,
wells, zoning, title, financial analysis, and any due diligence required by
the Open Lands Board to receive funding, etc.). This period shall be
known as City's "Due Diligence" period. During such Due Diligence
Period, Seller will allow City access to the Property upon prior notice and
will allow City and/or City's agents to conduct any tests or sampling City
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deems necessary, provided City will hold Seller harmless from any claims
related to City's activity and will leave the Property in the same condition
as it was prior to the inspection. In addition, City shall not allow any of
City's agents to place liens on the Property and that City shall indemnify
and hold Seller harmless from any liens placed on the Property as a result
of City's actions. City may at any time prior to the end of the Due
Diligence period, by written notice delivered to Seller or Seller's agent,
elect to either (i) purchase the Property (subject to any other conditions
contained herein), in which event this Agreement shall continue to be in
full force and effect, or (ii) terminate this Agreement. Failure to give such
notice shall be deemed an election to terminate this Agreement and it shall
be no further force or effect.
7.2 City having approved the Preliminary Title Commitment as per the
timeline and requirements described above in Section 5 of this Agreement.
7.3 The foregoing conditions are for the benefit of City and Seller
respectively. In the event the foregoing conditions are not satisfied or
waived prior to Closing, then this Agreement shall terminate.
8. Title Insurance. Within 30 business days after Closing, Seller shall cause Security
Title Company to furnish City with a standard owner's policy of title insurance for the Property,
insuring City against loss or damage sustained by it by reason of the unmarketability of its title,
or encumbrances thereon, other than the exceptions contained in such policies which City
previously has accepted. City shall be responsible for the cost of any extended title insurance or
endorsements to the title insurance.
9. Taxes and Assessments. Real property taxes, and any county special assessments for
the current year shall be prorated as of Closing and such prorations shall be a final proration and
not subject to adjustment.
10. Water. To the extent any water rights exist on the property they will be transferred
to City.
11. Seller's Representations. The following constitute representations of Seller to City,
to the best of Seller's actual knowledge:
a. There are no pending or threatened claims, actions, suits, litigation,
governmental investigations, or judicial or administrative proceedings, arbitrations, grievance
proceedings or unfair labor practice claims involving the Property or Seller's actions with respect
thereto, or which might impede the closing of the transaction contemplated under this
Agreement, or which would interfere with City's intended use of, and benefit from, the Property.
b. No attachments, execution proceedings, assignments for the benefit of
creditors, insolvency, bankruptcy, reorganization or other proceedings are pending or threatened
against Seller, nor are any of such proceedings contemplated by Seller.
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c. At Closing, Seller will convey fee simple title to the Property, and will have
good, marketable, and insurable title to the Property, free and clear of all liens, encumbrances,
claims, covenants, conditions, restrictions, easements, rights of way, land use, zoning and other
government regulations, options, judgments, or other matters, except as disclosed on the
Preliminary Title Commitment and accepted by City.
d. Seller has received no notice of any governmental agency or authority having
jurisdiction over the Property that the Property is currently in violation of any law, ordinance, or
regulation applicable to the Property.
e. To the best of Seller's knowledge, and without warranty, the Real Property does
not contain and has not been used in any manner for the storage of any hazardous or toxic waste,
materials, discharge, deposit, dumping, or contamination, whether of soil, groundwater or
otherwise and no activity on the Land has produced any such substances.
f. Seller has the legal power, right, and authority to enter into this Agreement and
the instruments referenced herein and, upon filing of the final survey described in Recital A
above, to consummate the transactions contemplated hereby. The execution of this Agreement
and the Closing will not violate any other agreement of Seller. Seller represents that it is the sole
owner of the Land.
g. Seller agrees, within ten (10) business days of mutual execution of this
Contract, to provide City with complete copies of any and all Property Documents in Seller's, or
their agents', possession, as defined in Recital A, above.
h. At Closing, all of the above representations shall continue o be true and
correct. Seller hereby covenants with City that from the date hereof until
the Closing, no part of the Property, or any interest therein, will be sold or
otherwise transferred or encumbered without City's prior written consent.
12. City's Representations. In addition to any express agreements of City contained
herein, the following constitute representations of City to Seller, to the best of City's knowledge
after diligent inquiry:
a. City has the legal power, right, and authority to enter into this Agreement and
the instruments referenced herein and to consummate the transactions contemplated hereby.
b. City will fully inspect and examine the Property. City is relying on its own
independent judgment regarding the Property's value, condition and potential use.
c. City acknowledges the disclosures of Seller contained in Exhibit A, which are
incorporated by this reference.
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13. Possession. City shall be entitled to possession of the Property immediately upon
Closing.
14. Remedies. Time is of the essence of this Agreement. Each party shall retain all rights
and remedies at law or in equity under Montana law, including City is entitled to the remedy of
specific performance.
15. Preservation of Property; Risk of Loss. Seller acknowledges that City is acquiring
the Land to protect and preserve in perpetuity the Land's natural and recreational values. Seller
agrees that the Land's natural and recreational values shall remain as they are as of the date of
signing this Agreement until the Closing Date, and that Seller shall refrain from and shall not
actively permit any use of the Land for any purpose or in any manner which would adversely
affect City's intended use. In the event that either (a) Seller shall fail to refrain from or shall
actively permit such adverse use of the Land, or (b) loss or damage occurs to the Land at any
time prior to Closing, City may, without liability, refuse to close, or, alternatively, City
may elect to accept the Land in which case there shall be an equitable adjustment of the purchase
price based on the change in circumstances.
In addition, prior to Closing, Seller without written consent of City shall not place any
new easements or grant additional rights-of-way over the Land which cannot be removed by
Seller prior to Closing. Moreover, while Seller may pledge the Land as security; however, such
security interest, deed, mortgage, etc. shall be removed at Seller's sole cost and expense prior to
Closing.
16. Binding Effect. This Agreement is binding upon and shall inure to the benefit of the
parties and their respective heirs, legal representatives and assigns.
17. Attorneys Fees. If suit, action, or other proceeding of any nature whatsoever
(including any proceeding under the U.S. Bankruptcy Code) is instituted in connection with any
controversy arising out of this Agreement or to interpret or enforce any rights hereunder, the
prevailing party shall be entitled to recover its attorney fees, experts' fees and all other fees,
costs, and expenses actually incurred and reasonably necessary in connection therewith, as
determined by the court at trial or on any appeal or review, in addition to all other amounts
provided by law.
18. Notices.
a. Form. All notices or deliveries required under this Agreement shall be hand
delivered or given by facsimile transmittal, regular mail, or overnight courier directed to the
telecopier number or address of City and Seller set forth under their signatures. All notices so
given shall be considered effective, if hand-delivered, when received; if delivered by facsimile
transmittal, upon telephone confirmation of receipt; if delivered by courier, one business day
after timely deposit with the courier service, charges prepaid; or if mailed, three days after
deposit, first class postage prepaid, with the United States Postal Service. Either party may
change the address to which future notices shall be sent by notice given in accordance with this
Section.
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19. Modification. This Agreement may not be modified except by a written agreement
executed by all parties.
20. Jurisdiction and Venue. This Agreement shall be construed in accordance with
Montana law. Jurisdiction for any dispute or claim raised under this Agreement or proceeding
brought to interpret the Agreement shall lie solely in the State of Montana, Gallatin County.
21. Brokers or Third Parties. Each party represents to the other that no party has any
claim for compensation or expenses as a result of this transaction and each party shall indemnify
the other against any claims for commissions or other compensation by any other broker, finder
or third party with whom the indemnifying party has dealt.
22. Facsimile. This Agreement, plus any modifications, may be transmitted by facsimile
transmission. All parties agree that their signatures which are copied on the transmitted
documents shall be binding as if they were original signatures. Each party agrees to fully execute
with original signatures on all original documents following execution of facsimile transmitted.
23. Counterparts. This Agreement may be executed by the parties in counterparts, each
of which when executed and delivered shall be an original, but all of which together shall
constitute one and the same instrument.
24. Survival. Sections 8, 9, 10, 12, 14, 16, 17, 18 and 20 shall survive Closing.
25. Entire Agreement. This Agreement constitutes a full and final expression by the
parties and supersedes all prior oral or written negotiations and agreements regarding the
Property.
City agrees to purchase the Property on the terms and conditions set forth in this Agreement and
agree that City or City's agent shall have until April __, 2007 at 5:00p.m. (Mountain Standard
Time) to secure Seller's written acceptance. City may withdraw this offer at any time prior to
City being notified of Seller's written acceptance. If Seller has not accepted this offer by the time
specified this offer is automatically withdrawn.
Signatures to Follow
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CITY:
The City of Bozeman, a political subdivision
of the State of Montana
Dated: ________________________ By ________________________________
Time: ________________________
Address:
Phone:
Fax: 406
Federal Tax ID #
COUNTY:
Gallatin County, Montana
a Political Subdivision of the State of Montana
Dated: ________________________ By ________________________________
Time: ________________________
Address: 311 W. Main Street
Bozeman, Montana 59715
Phone: 406-
Fax: 406-
Additional Signatures to Follow
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SELLER:
This offer was accepted:
The Trust for Public Land, a
non-profit California public benefit corporation
Dated: ________________________ By ________________________________
Time: ________________________
Address: 1011 Western Avenue, Suite 605
Seattle, WA 98104
Phone: 206-587-2447
Fax: 206-382-3414
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EXHIBIT A
DISCLOSURES
Radon Disclosure Statement
The following disclosure is given pursuant to the Montana Radon Control Act, Montana
Code Annotated Section 75-3-606.
RADON GAS: RADON IS NATURALLY OCCURRING RADIOACTIVE GAS
THAT, WHEN IT HAS ACCUMULATED IN A BUILDING IN SUFFICIENT
QUANTITIES, MAY PRESENT HEALTH RISKS TO PERSONS WHO ARE
EXPOSED TO IT OVER TIME. LEVELS OF RADON THAT EXCEED
FEDERAL GUIDELINES HAVE BEEN FOUND IN BUILDINGS IN
MONTANA. ADDITIONAL INFORMATION REGARDING RADON AND
RADON TESTING MAY BE OBTAINED FROM YOUR COUNTY OR
STATE PUBLIC HEALTH HOUSE.
If any building on the Property has been tested for radon, the Seller will provide a copy of the
test results concurrent with an executed copy of this Agreement. If any building has received
radon mitigation treatment, the Seller will provide the evidence of the mitigation treatment
concurrent with an executed copy of this Agreement. The furnishing of test results is not to be
construed as a promise, warranty, or representation of any sort by the Seller or the Seller's agent
that the test results are accurate or that any mitigation or treatment is effective.
Megan's Law Disclosure
Pursuant to the provisions of Title 46, Chapter 23, part 5 of the Montana Code Annotated,
certain individuals are required to register their address with local law enforcement agencies as
part of Montana's Sexual and Violent Offender Registration Act. In some cases law enforcement
offices will make the information concerning registered offenders available to the public. You
may contact the Sheriffs office, the Montana Department of Justice, or a County probation
officer for further information.
Noxious Weeds
City acknowledges the following noxious weeds disclosure: The laws of the State of
Montana require sellers of Property to notify buyers of Property that noxious weeds exist or
potentially exist on the Property being offered for sale. The State of Montana and Gallatin
County have established certain requirements for the control of noxious weeds. For information
concerning noxious weeds and a Property owner's obligations, City may contact either the local
County extension agent or the County Weed Control Board.
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EXHIBIT B
DEED RESTRICTIONS
DECLARATION OF PROTECTIVE COVENANTS
FOR OPEN SPACE LAND AND VOLUNTARY CONSERVATION ACT
FOR THE GALLATIN COUNTY REGIONAL PARK-GALLATIN COUNTY, MONTANA
THE CITY OF BOZEMAN, MONTANA, a political subdivision of the State of Montana, by
and through its City Council, hereinafter referred to as the “Declarant,” states as follows in
regard to real property owned by the Declarant, more particularly described as:
Parcel 1 and Parcel 2 of of COS 2457, a tract of land located in the SE1/4 of Section 7, Township
2 South, Range 6 East, P.M.M., Gallatin County, Montana.
Hereafter referred to as the “Property”.
WHEREAS, Declarant obtained fee simple title to the Property on April 27, 2007 with proceeds
partially provided by Gallatin County using proceeds of bonds issued under the authority, inter
alia, of the Montana Open Space and Voluntary Conservation Easement Act, Title 76, Chapter 6,
Montana Code Annotated (“The Act”); and
WHEREAS, in its _________20027, order authorizing the Declarant’s purchase of the Property
and the use of County bond proceeds, the Board of County Commissioners conditioned said
purchase and contribution on recording a covenant, running with the land, restricting the use of
the Property consistent with The Act; and
WHEREAS, Declarant has agreed that the Property shall only be used as ‘Open-space land’ in
accordance with The Act, its purposes, findings and policy.”; and
WHEREAS, April 27, 2007, Declarant completed the purchase of the Property from The Trust
for Public Land for the purpose of dedicating the Property for the use of parkland to benefit the
public; and
WHEREAS, the purpose of this declarative covenants is to preserve the Property as “Open-space
Land” in accordance with The Act as further described below; and
NOW THEREFORE, Declarant does hereby amend, make, and declare the Property as “Open-
space Land” in accordance with The Act, to be placed upon the Property as set forth below.
1. These Covenants shall attach to and run with the Property subject to these covenants and
shall constitute an equitable servitude upon the Property and every part of it, including all
titles, interest and estates as may be held, conveyed, owned, claimed, devised,
encumbered, used, occupied and improved.
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These Covenants are declared for the benefit of the entire Property and every part of it
and for the benefit of any owner. They shall constitute benefits and burdens to
Declarant and to all persons or entities hereafter acquiring any interest in the Property.
2. The following restriction shall apply to the Property:
a. The Property shall only be used as “Open-Space land” in accordance with The
Act, its purposes, findings and policy.
3. These Covenants shall continue in full force and effect and shall run with the land as a
legal and equitable servitude in perpetuity unless amended in accordance with The Act.
If the Act is amended, revoked or rescinded or determined invalid these Covenants may
be modified consistent with the same.
4. Determination of invalidity of any portion of these Covenants shall not in any manner
affect the other portions or provisions.
IN WITNESS WHEREOF, the undersigned hereby certifies that this Declaration of
Covenants for Open Space Lands and Voluntary Conservation Act for the Gallatin County
Regional Park- Gallatin County, Montana has been approved and duly adopted.
This ______ day of _______________, 2007.
The City of Bozeman
By: _____________________
Title: ____________________
IN WITNESS WHEREOF, I have hereunto set my hand and affixed my Official Seal the day
and year in this certificate first above written.
Notary Signature ___________________________
Printed Name ___________________________
Notary Signature for the State of ___________________________
Residing at ___________________________
My commission expires ___________________________
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