Improved Offer · Second Round
Purchase & Sale Agreement
2478 W 4700 S
Rexburg, ID 83440 · Madison County · Listed at $829,000
$750,000
Offer Price
$35,000 above their first offer
·
$79,000 below asking
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2478 W 4700 S
Rexburg, ID 83440 · Madison County
Respond By
Thursday, July 30 at 10:00 AM
This offer expires if it isn't accepted by then. Call Rick any time before the deadline and we'll walk through it together — accepting, countering, and declining are all still on the table.
The Bottom Line
Where This Offer Lands
The property is now listed at $829,000 with the additional five acres included. Before anything else, here's how this offer measures against that asking price.
List Price
$829,000
This Offer
$750,000
−$79,000 · 90.5% of list
After the 3% Closing-Cost Credit
$727,500
−$101,500 · 87.8% of list
These figures come before your other closing costs — title, escrow, the well and septic testing, the survey, and brokerage compensation. We'll walk a full net sheet through with you before you decide anything.
The Short Version
How This Compares to Their First Offer
These are the same buyers who offered on the property back in July, and they've come up $35,000. Worth remembering that their first offer was on the original listing — this one is on the expanded parcel with the extra five acres, so they're getting more land at the higher number. They did ask for a larger closing-cost credit, so here's the full side-by-side.
Term
First Offer · Jul 16
This Offer · Jul 28
Purchase Price
Was$715,000
Now$750,000
$35,000
Closing-Cost Credit You Pay
Was2% · $14,300
Now3% · $22,500
Price After That Credit
Was$700,700
Now$727,500
$26,800
Their Loan
Was$680,000
Now$715,000
Cash They Bring
Was$35,000
Now$35,000
Closing Date
WasAugust 31, 2026
NowAugust 31, 2026
Extra Item Requested
WasNone
NowBackyard fence materials
The Parties
Buyer & Representation
Buyer
Justin Klukis
& Breanne Williams
& Breanne Williams
OccupancyPrimary Residence
Loan StatusHas Applied
1031 ExchangeNo
Buyer's AgentJordan Wilson · eXp Realty
Your Side
Smith Robinson
Real Estate Two70
Real Estate Two70
Listing BrokerageReal Estate Two70
Listing AgentsRick Robinson & Grant Smith
Title & ClosingAmeriTitle · Rigby, ID
Questions?Rick · (208) 360-4688
Financial Breakdown
How the Deal is Structured
Purchase Price
$750,000
Seven Hundred Fifty Thousand Dollars
Earnest Money
$5,000
Personal check · Held by closing company
Due within 3 business days of acceptance
Due within 3 business days of acceptance
New Loan
$715,000
Conventional · 30-year
Max interest rate: 7.5%
Max interest rate: 7.5%
Cash at Closing
$30,000
Approximate funds due from buyers
No third-party non-lender source
No third-party non-lender source
Total Down
$35,000
Earnest money plus cash to close
About 4.7% down — the lender will require an appraisal at $750,000
About 4.7% down — the lender will require an appraisal at $750,000
Closing-Cost Credit
3% · $22,500
You'd credit this toward the buyers' closing costs at closing — bringing your price after the credit to $727,500
Key Dates & Deadlines
Critical Timeline
July 28, 2026
Updated Offer Received
Both buyers signed the revised Purchase and Sale Agreement. Earnest money is due within 3 business days of acceptance.
July 30, 2026 · 10:00 AM
Acceptance Deadline
The offer expires if it isn't accepted by 10:00 AM Mountain on Thursday. After that the buyers are no longer obligated to it.
Within 5 Business Days
Primary Inspection
Buyers complete their general inspection of the property and give written notice of any items they disapprove of.
Within 6 Business Days
Title Commitment
You furnish the preliminary title commitment through AmeriTitle (Rigby). Buyers then have 2 business days to object.
Within 10 Business Days
Well & Septic Testing
Well water potability and productivity tests, plus septic inspection and pumping. You order and pay for these under this offer.
Within 10 Business Days
Lender Approval Confirmation
Buyers furnish written confirmation of lender approval — credit, income verification, debt ratios and sufficient funds. They've already applied.
7 Days Before Closing
Contingency Deadline
All remaining contingencies must be satisfied, removed or exercised. Failure to act counts as an unconditional waiver.
On or Before August 31, 2026
Closing Date
Closing at AmeriTitle, Rigby. Possession and keys transfer to the buyers upon closing. Taxes and utilities prorate as of closing day.
What's Included
Items Conveying with the Property
Kitchen Appliances
Basement Refrigerator
Backyard Fence MaterialsNew in this offer — only if the fence isn't finished before closing
All Attached Fixtures & Standard ItemsPer the standard contract list
Excluded: Seller's Personal Property
Additional Details
Key Contract Terms
Title CompanyAmeriTitle (Rigby)
Owner's Title InsuranceBuyer Pays (Usually a Seller Cost)
Lender's Title PolicyBuyer Pays
Additional Title CoverageShared Equally
Closing Escrow FeeShared Equally
Appraisal & Lender FeesBuyer Pays
Well Tests (Potability + Productivity)Seller Pays & Orders
Septic Inspection & PumpingSeller Pays & Orders
SurveySeller Pays
Water Rights Transfer FeeSeller Pays
Closing-Cost Credit3% of Price ($22,500)
Buyer's Brokerage Compensation3% of Final Sales Price
Legal DescriptionTo Be Added Before Closing
Contingent on Buyers Selling a HomeNo
PossessionUpon Closing
Lead-Based PaintPre-1978 Home · Buyers Waived Testing
Agent DisclosureOne Buyer Is Related to Their Agent
Buyer Intends to OccupyYes — Primary Residence
Next Steps
What Would You Like to Do?
You have three options, and there's no wrong one. Call Rick before Thursday at 10:00 AM and we'll talk it through together.
Call Rick Robinson 208-360-4688