1137 S Main St, New Castle, IN 47362
Real Estate Auction | Friday, April 11, 2026 | 12:00 PM (Noon)
Estate of Ann Beard | Opening Bid: $60,000
A home full of history is ready for its next chapter.
This charming 2-bedroom, 1-bath home sits just steps from the heart of downtown New Castle and represents one of those rare opportunities that rewards the buyer who acts. The Estate of Ann Beard is highly motivated to sell, and with an opening bid of just $60,000, this property is positioned to move on auction day.
Whether you're a first-time homebuyer looking to build instant equity in a home you can make your own, or an investor searching for your next rental or flip in Henry County, 1137 S Main St deserves your attention.
The Property
Built in 1900 and lovingly maintained, this traditional single-level home offers 1,158 sq ft of finished living space plus a full unfinished basement — giving you the bones of something great and plenty of room to add value. The covered front porch is the kind of feature buyers fall in love with, and the detached 1-car garage adds the convenience and storage that makes a property truly livable.
Inside, the layout is practical and welcoming — a spacious living room, a kitchen with a dining combo, two comfortable bedrooms, and a full bath. The full block basement (533 sq ft) is ready for storage, a workshop, or future finishing potential.
Property Highlights:
- 2 Bedrooms | 1 Full Bath | 1,158 Sq Ft Finished
- Full Block Basement — 533 Sq Ft Unfinished
- Detached 1-Car Garage
- Covered Front Porch
- Forced Air Gas Heat | Central Electric AC
- Municipal Water & Sewer
- 0.15 Acre Lot in Bundy Park Subdivision
- New Castle Community School District
The Opportunity
Properties like this don't sit on the market — they sell at auction to buyers who show up ready. The Estate is highly motivated, the opening bid is set at $60,000, and the property sells subject to seller confirmation to the highest qualified bidder. This is your chance to acquire a well-located Henry County home at true market value, determined by competitive bidding on auction day.
For the investor: the numbers work. Comparable rentals in New Castle support strong cash flow potential, and the as-is condition means room to add value quickly. For the first-time buyer: this is your opportunity to stop renting and start building equity in a home with character, a great location, and a price point that makes sense.
Auction Details
| Auction Date | Friday, April 11, 2026 |
| Auction Time | 12:00 PM (Noon) |
| Location | On-Site — 1137 S Main St, New Castle, IN 47362 |
| Opening Bid | $60,000 |
| Buyer's Premium | 10% added to final bid |
| Earnest Money | $5,000 due day of auction |
| Closing | Within 30 days of confirmation |
| Title | Fidelity National Title |
| Sold | Subject to Seller's Confirmation |
Also From This Estate
An online-only personal property auction for the Estate of Ann Beard will be held on Monday, March 16, 2026. Visit www.burgessauctions.com for catalog details and registration.
Schedule a Showing
Don't bid on a property you haven't walked through. Private showings are available by appointment — contact Jason Snider at J. Snider Real Estate to schedule yours before auction day.
Jason Snider | J. Snider Real Estate📞 (317) 507-1692 ✉️ [email protected]
Ready to Bid?
Register to bid, review the full terms and conditions, and get all the details at www.burgessauctions.com or call us at (765) 445-7814.
A 10% Buyer's Premium will be added to the final bid to determine the total purchase price. Property sells subject to Seller's confirmation. Sold as-is, where-is. All inspections must be completed prior to auction day. Broker participation available at 3% — registration required by April 10, 2026.
Burgess Auctions LLC | Zack Burgess, CAI, AMM | AU19600029Integrity in Every Lot. Care in Every Sale.
BURGESS AUCTIONS LLC
Trusted Auctions, Timeless Results.
www.burgessauctions.com • (765) 445-7814 • AU19600029
TERMS AND CONDITIONS OF SALE
1137 S Main St, New Castle, Indiana 47362
Real Estate Auction – Estate of Ann Beard
Friday, April 10, 2026 at 12:00 PM (Noon)
On-Site: 1137 S Main St, New Castle, IN 47362
1. Auction Authority and Purpose
This real estate auction is conducted by Burgess Auctions LLC in partnership with J. Snider Real Estate on behalf of the Estate of Ann Beard, Jason Siegmann, Personal Representative, for the purpose of selling the property located at 1137 S Main St, New Castle, Indiana 47362. The Estate is highly motivated to sell and the Personal Representative is prepared to confirm reasonable market bids promptly following the auction.
2. Personal Property Auction Notice
In addition to this real estate auction, an online-only personal property auction for the Estate of Ann Beard will be conducted by Burgess Auctions LLC on Monday, March 16, 2026. The personal property auction is a separate sale and is governed by its own terms and conditions. Bidders interested in the personal property auction should visit www.burgessauctions.com or contact Burgess Auctions LLC at (765) 445-7814 for registration and catalog information. The real estate and personal property auctions are independent transactions; participation or success in one does not affect or obligate participation in the other.
3. Property Description
Legal Description: Bundy Park 1st Addition, Lot 1
Common Address: 1137 S Main St, New Castle, IN 47362
Parcel ID / Tax ID: 331215430135000016
County: Henry County, Indiana
Property Type: Single Family Residential
Finished Living Area: 1,158 sq ft
Total Square Footage: 1,691 sq ft (includes unfinished basement)
Basement: Full Block Basement – 533 sq ft (Unfinished)
Lot Size: 6,490 sq ft (0.15 Acres)
Year Built: 1900
Style: Traditional American – 1 Level
Bedrooms: 2
Bathrooms: 1 Full
Garage: Detached 1-Car (240 sq ft)
School District: New Castle Community School Corp
Additional Features:
- Vinyl exterior
- Forced air gas heating / Central electric air conditioning
- Covered front porch
- Municipal water and sewer connected
- Attic access
Room Information:
- Living Room: 26’ x 14’ (Main Level, Carpet)
- Kitchen: 17’ x 12’ (Main Level, Vinyl) – Dining Combo
- Mud Room: 14’ x 7’ (Main Level, Vinyl)
- Primary Bedroom: 10’ x 12’ (Main Level, Carpet)
- Bedroom 2: 10’ x 10’ (Main Level, Carpet)
4. Bidder Registration
4.1 Registration Requirements
All potential bidders must register before the auction begins by providing:
- Valid government-issued photo identification (Driver’s License or Passport)
- Proof of financial capability (bank statement, proof of funds, or current pre-approval letter)
- Completed and signed Bidder Registration Form
- Contact information including phone number and email address
4.2 Bidder Authorization
By registering, each bidder acknowledges they have the authority to bid and purchase the property, either individually or as an authorized agent for another party. If bidding as an agent, written authorization must be provided.
4.3 Registration Approval
Burgess Auctions LLC reserves the right to approve or deny any bidder registration at its sole discretion.
5. Auction Procedures
5.1 Auction Time and Location
Date: Friday, April 10, 2026
Time: 12:00 PM (Noon)
Location: On-site at 1137 S Main St, New Castle, IN 47362
Online simulcast bidding will open 48 hours prior to the live auction (Wednesday, April 8, 2026 at 12:00 PM). While online bidding is convenient, in-person attendance is encouraged for the best auction experience.
5.2 Bidding Process
- Auction will begin promptly at 12:00 PM
- Auctioneer will accept bids in increments determined at time of sale
- Bidders must clearly signal their bids to the auctioneer
- Auctioneer’s decision on bid recognition is final
- In case of bid disputes, the auctioneer may reopen bidding or make a final determination
- Bidding continues until no higher bids are received
5.3 Sale Confirmation
This auction is conducted SUBJECT TO SELLER’S CONFIRMATION. The winning bid is subject to acceptance by Jason Siegmann, Personal Representative of the Estate of Ann Beard. Burgess Auctions LLC and J. Snider Real Estate will present all bids to the Personal Representative promptly following the auction. Confirmation or rejection will occur within 24 hours of the auction.
5.4 Bid Increments
Bid increments will be determined by the auctioneer based on bidding activity and the current bid level. Typical increments range from $500 to $2,500 depending on the price point.
6. Purchase Terms
6.1 Earnest Money Deposit
The successful high bidder, upon confirmation by the Personal Representative, must provide an earnest money deposit as follows:
Deposit (Day of Auction):
- Amount: $5,000
- Due: Within one (1) business day of confirmation of bid; bank wire transfer to Fidelity National Title is preferred
- Payable to: Fidelity National Title
- Acceptable forms: Bank wire transfer (preferred), cashier’s check, certified check, or cash
6.2 Earnest Money Terms
- Earnest money is NON-REFUNDABLE upon execution of purchase agreement, except for title defects that cannot be cured or if the Personal Representative does not confirm the sale
- Earnest money shall be wired to and held in escrow by Fidelity National Title; wire instructions will be provided upon confirmation of sale
- Failure to provide the required deposit on auction day constitutes default and may result in forfeiture
6.3 Buyer’s Premium
A ten percent (10%) Buyer’s Premium will be added to the winning bid amount. This premium is part of the total purchase price.
Example Calculation:
Winning Bid: $50,000
Buyer’s Premium (10%): + $5,000
TOTAL PURCHASE PRICE: $55,000
Less: Earnest Money Deposit: – $5,000
Balance Due at Closing: $50,000
The Buyer’s Premium is non-negotiable and applies equally to all bidders.
6.4 Balance Due
The remaining balance is due at closing, which must occur within thirty (30) days from confirmation date.
7. Property Condition
7.1 “As-Is, Where-Is” Sale
- Property is sold in its current condition “AS-IS, WHERE-IS” with NO WARRANTIES OR GUARANTEES
- No warranties or guarantees are made regarding condition, habitability, fitness for any particular purpose, mechanical systems, structural integrity, roof condition, appliances, code compliance, environmental conditions, or square footage accuracy
- Buyer accepts all defects, whether known or unknown, visible or latent
- No repairs will be made by the Estate prior to closing
- The Estate makes no representations regarding property condition
7.2 Inspection Opportunity
- Buyers are strongly encouraged to inspect the property prior to auction
- Property showings are available by appointment – contact Jason Snider at (317) 507-1692 or [email protected]
- Professional inspections are permitted at Buyer’s expense
- ALL INSPECTIONS MUST BE COMPLETED PRIOR TO AUCTION DAY (April 11, 2026)
- No contingencies for inspections will be accepted in the purchase agreement
- No post-auction inspections or renegotiations permitted
7.3 Due Diligence
Prospective buyers should conduct the following prior to bidding:
- Professional home inspection
- Pest / termite inspection
- Radon testing
- Environmental assessment if concerned
- Survey verification
- Title examination
- Zoning verification
- Building permit and code compliance verification
- Property tax verification
- Utility availability confirmation
- Any other investigations deemed necessary
All due diligence is Buyer’s responsibility and must be completed before auction day.
7.4 Environmental Conditions and Property Age
This property was built in 1900. Buyers should be aware that older properties may have outdated electrical, plumbing, or HVAC systems; building materials not in compliance with current codes; deferred maintenance; lead-based paint; asbestos-containing materials; or other age-related conditions. A Lead-Based Paint Disclosure will be provided in accordance with federal law. All such conditions are Buyer’s responsibility to discover and address.
8. Closing Requirements
8.1 Closing Timeline
- Closing must occur within 30 days of confirmation; cash buyers may close in as few as 10 business days
- Target closing date: On or before May 11, 2026
- Extensions may be granted only with the Personal Representative’s written approval and may be subject to a per diem penalty
- Time is of the essence – Buyer must be prepared to close on schedule
- Delays due to Buyer’s financing or other Buyer-related issues do not excuse performance
8.2 Closing Location
Closing will be held at Fidelity National Title or another mutually agreeable title company in Henry County, Indiana.
8.3 Closing Costs – Seller Responsibilities
- Owner’s title insurance policy (standard coverage) for Buyer
- Transfer taxes and stamps per Henry County custom
- Any title defect resolution costs
- Real estate taxes through November 2025 installment (paid by Seller; Buyer assumes all taxes due and payable thereafter)
- Attorney fees if the Estate chooses legal representation
- Outstanding liens, judgments, or encumbrances necessary to convey clear title
8.4 Closing Costs – Buyer Responsibilities
- Lender’s title insurance policy (if obtaining financing)
- All loan origination fees, points, and lender costs
- Recording fees for deed and mortgage documents
- Property survey (if required by lender)
- All property inspection fees
- Homeowner’s insurance premium
- Buyer’s attorney fees (if Buyer chooses legal representation)
- Any and all real estate taxes due and payable after the November 2025 installment
- All other costs customary for buyers in Henry County, Indiana
8.5 Property Tax Prorations
The November 2025 installment of real estate taxes has been paid by the Estate. Purchaser shall assume any and all real estate taxes due and payable thereafter. Current semi-annual taxes are approximately $598 (2025 assessment). No delinquent taxes are currently known to exist on the property.
8.6 Title and Deed
- The Estate shall convey marketable and insurable title
- Title conveyed by Personal Representative’s Deed
- Owner’s title insurance provided at Seller’s expense through Fidelity National Title
- Property conveyed free and clear of all liens and encumbrances except taxes due and payable after November 2025 installment, standard utility easements, easements and restrictions of record, zoning ordinances, and rights-of-way of record
8.7 Title Examination
- Buyer shall have 10 days from confirmation to examine title
- Buyer must provide written notice of any title objections within the examination period
- The Estate shall have reasonable time (not to exceed 30 days from notification) to cure title defects
- If title cannot be made marketable and Buyer is unwilling to accept title with defects, earnest money shall be refunded and neither party has further obligation
9. Seller Confirmation
9.1 Confirmation Required
All sales are subject to confirmation by Jason Siegmann, Personal Representative of the Estate of Ann Beard. The sale is not final and binding until confirmation is obtained.
9.2 Confirmation Timeline
Confirmation will occur within 24 hours after the auction. The Estate is highly motivated to sell and the Personal Representative is prepared to confirm reasonable market bids promptly.
9.3 Non-Confirmation
If the Personal Representative does not confirm the sale for any reason:
- All deposits will be refunded to Buyer in full
- Neither party has further obligations or liability
- This is Buyer’s sole remedy for non-confirmation
- The Estate has no liability for rejection of bid
10. Default Provisions
10.1 Buyer Default
Buyer shall be in default if Buyer fails to:
- Execute purchase agreement immediately after confirmation
- Provide required earnest money deposit of $5,000 on auction day
- Close within the specified time period
- Meet any other material contract obligations
Consequences of Buyer Default:
- All earnest money deposits are forfeited to the Estate
- Property may be resold at Buyer’s risk
- Buyer liable for any deficiency if property resells for less
- Buyer liable for additional costs including remarketing expenses, carrying costs, and legal fees
- Seller may pursue legal action for specific performance or damages
- Buyer may be barred from future Burgess Auctions events
10.2 Seller Default
If the Estate fails to convey marketable title after reasonable opportunity to cure, or fails to close without just cause, Buyer’s remedies are limited to: return of all earnest money in full, reimbursement of reasonable inspection costs not to exceed $500, and Buyer may pursue specific performance or actual damages if the default is willful.
11. Financing
11.1 No Financing Contingencies
- Purchase agreements contain NO FINANCING CONTINGENCIES
- Buyer must close regardless of whether financing is approved, denied, or delayed
- Buyer should obtain firm financing commitments BEFORE BIDDING
- Failure to obtain financing does NOT excuse Buyer’s performance
- Buyer remains obligated to close even if loan is denied, property appraises below purchase price, lender imposes additional conditions, or Buyer’s financial situation changes
11.2 Appraisal Issues
If the property appraises below the purchase price, Buyer remains obligated to purchase and must make up the difference in cash. A low appraisal does NOT excuse Buyer’s performance.
12. Possession and Occupancy
Possession transfers to Buyer at closing on or before May 11, 2026. Property shall be delivered in broom-clean condition, with all personal property not included in the sale removed prior to closing. Early possession prior to closing is NOT PERMITTED unless specifically agreed in writing by the Personal Representative.
13. Taxes and Assessments
Current Semi-Annual Taxes: $598 (2025 assessment)
Tax ID / Parcel Number: 331215430135000016
The November 2025 installment of real estate taxes has been paid by the Estate. Purchaser shall assume any and all real estate taxes due and payable thereafter. No delinquent taxes are currently known to exist on the property. Any special assessments levied after the closing date become Buyer’s responsibility.
14. Inclusions and Exclusions
14.1 Included in Sale
- All real property as described in legal description
- All fixtures permanently attached to the property
- All landscaping, trees, and shrubs
- Covered front porch
- Detached garage
- Refrigerator (sold “AS-IS”)
- Light fixtures and ceiling fans (if any)
- HVAC equipment (forced air gas heat / central electric AC)
- Water heater
All included items sold “AS-IS” with no warranties regarding condition or operation.
14.2 Excluded from Sale
All personal property not specifically listed as included. The Estate shall remove all excluded items prior to closing at the Estate’s expense.
14.3 Verification
Buyer should verify all included and excluded items during the property inspection. Items present during showings may be removed prior to closing if not specifically listed as included.
15. Utilities and Services
- Water: Municipal water connected
- Sewer: Municipal sewer connected
- Electric: Connected (Buyer to transfer)
- Gas: Natural gas – forced air heating
- Solid Waste / Trash: Yes (Buyer to arrange transfer)
Utilities will remain connected through closing. Buyer is responsible for transferring all utilities into Buyer’s name as of the closing date.
16. Broker Participation
16.1 Broker Cooperation Welcome
Licensed Indiana real estate brokers representing qualified buyers are welcome to participate in this auction.
16.2 Commission Terms
- Buyer’s broker commission: 3% of the final hammer price (winning bid, not including Buyer’s Premium)
- Commission paid at closing
- Commission earned only if sale closes successfully
Example: $50,000 winning bid × 3% = $1,500 broker commission.
16.3 Registration Requirements
To receive commission, cooperating brokers must:
- Complete and submit a Broker Participation Agreement no later than 24 hours prior to auction (by April 10, 2026 at 12:00 PM)
- Register their client as a bidder prior to the auction
- Accompany their buyer to the auction
- Provide a copy of valid Indiana real estate license
- Brokers who fail to properly register prior to the deadline will NOT be entitled to commission, even if their client is the successful bidder
17. Dispute Resolution
This sale is governed by the laws of the State of Indiana and Henry County jurisdiction. Prior to initiating any legal action, parties agree to attempt resolution through good-faith mediation. If mediation is unsuccessful, all disputes shall be resolved through binding arbitration under Indiana law in Henry County, Indiana. The prevailing party in any legal action, mediation, or arbitration is entitled to recover reasonable attorney fees and costs. If litigation is necessary, venue shall be in Henry County, Indiana.
18. General Provisions
18.1 Entire Agreement
These Terms and Conditions, together with the Real Estate Purchase Agreement and any written addenda signed by all parties, constitute the entire agreement between the Estate and Buyer. No prior verbal or written agreements, representations, or understandings shall be binding.
18.2 Announcements Supersede Printed Materials
Any announcements made by the auctioneer on auction day shall take precedence over all prior printed materials, advertisements, marketing materials, website descriptions, email communications, and these written terms (if specifically modified by announcement). Bidders are responsible for hearing and understanding all announcements made from the auction podium.
18.3 Severability
If any provision of this agreement is found to be invalid, illegal, or unenforceable, the remaining provisions shall remain in full force and effect.
18.4 Assignment Prohibited
Buyer may not assign, transfer, or convey this purchase agreement or any rights hereunder without prior written consent of the Personal Representative. Any attempted assignment without proper consent is void and constitutes a default.
18.5 Time is of the Essence
Time is of the essence with respect to all dates, deadlines, and time periods specified in this agreement. Failure to perform within specified timeframes constitutes a material breach.
18.6 Electronic Signatures
Electronic signatures (including DocuSign, Adobe Sign, etc.) shall have the same legal effect as original handwritten signatures. Facsimile and PDF signatures are acceptable.
18.7 Business Days
When any time period refers to “days,” it means calendar days unless specifically stated as “business days.” Business days exclude Sundays and federal holidays.
19. Disclosures and Representations
19.1 Required Disclosures
The Estate has provided or will provide all disclosures required by Indiana law, including the Indiana Seller’s Residential Real Estate Sales Disclosure Form and Lead-Based Paint Disclosure (property built in 1900).
19.2 Marketing Materials Not Guaranteed
All information in marketing materials, including advertisements, brochures, website listings, property descriptions, photographs, tax information, school district information, and zoning information is derived from sources deemed reliable but is NOT GUARANTEED. Buyer must independently verify all information. All square footage, lot size, room dimensions, and property features are approximate.
19.3 No Verbal Representations Binding
No verbal representations, statements, or promises made by the Estate, auctioneer, agents, or employees are binding unless contained in these written Terms and Conditions or the written Purchase Agreement.
20. Agency Disclosure
20.1 Seller’s Representatives
The following parties represent the SELLER’S interests exclusively:
Auctioneer: Burgess Auctions LLC
Principal Auctioneer: Zack Burgess, CAI, AMM
License: AU19600029
Phone: (765) 445-7814
Email: [email protected]
Real Estate Broker: J. Snider Real Estate
Agent: Jason Snider
License: RB14045952
Phone: (317) 507-1692
Email: [email protected]
20.2 Buyer Representation
Buyers are encouraged to seek their own independent representation. Neither the auctioneer nor the listing agent represents Buyer’s interests. No dual agency relationships will be created.
21. Bidder Acknowledgment and Agreement
By registering to bid and participating in this auction, each bidder acknowledges, represents, warrants, and agrees to the following:
- Understanding of Terms: I have read, understand, and agree to be bound by all Terms and Conditions set forth in this document.
- Property Inspection: I have had full opportunity to inspect the property and have completed all desired inspections prior to April 11, 2026, or I waive my right to inspect.
- “As-Is” Acceptance: I understand and accept that the property is sold “AS-IS, WHERE-IS” with NO WARRANTIES or GUARANTEES of any kind.
- Due Diligence Completed: I have conducted my own due diligence regarding property condition, title, zoning, taxes, and all other matters material to my purchase decision.
- Buyer’s Premium: I understand a 10% Buyer’s Premium will be added to my winning bid to determine the total purchase price.
- Earnest Money: I understand I must provide a $5,000 earnest money deposit within one (1) business day of confirmation, payable to Fidelity National Title via bank wire transfer (preferred), cashier’s check, certified check, or cash.
- Non-Refundable Deposit: I understand the earnest money deposit is NON-REFUNDABLE except for uncurable title defects or non-confirmation by the Personal Representative.
- Financial Capability: I have sufficient financial capability to close within 30 days (or as few as 10 business days if paying cash), either through verified cash funds or pre-approved financing.
- No Contingencies: I understand this sale contains NO CONTINGENCIES for financing, inspections, appraisal, sale of other property, or any other conditions.
- Financing Not Contingent: I understand that if I am obtaining financing, the sale is NOT contingent upon loan approval, and I must close regardless of financing outcome.
- Authority to Purchase: I have full legal authority to bid and enter into a binding contract to purchase this property.
- Closing Timeline: I understand I must close within 30 days of confirmation (on or before May 11, 2026), or in as few as 10 business days if paying cash, and that time is of the essence.
- Default Consequences: I understand that if I fail to close for any reason, I will forfeit all earnest money and may be liable for additional damages.
- Announcements Supersede: I understand that announcements made by the auctioneer on auction day supersede all printed materials.
- Seller Confirmation Required: I understand this sale is subject to confirmation by Jason Siegmann, Personal Representative of the Estate of Ann Beard, within 24 hours and is not final until confirmed.
- Tax Assumption: I understand the November 2025 real estate tax installment has been paid by the Estate, and I will assume any and all real estate taxes due and payable thereafter.
- Independent Advisors: I have had opportunity to consult with legal, financial, tax, and real estate advisors, or I waive this opportunity.
- Binding Agreement: I understand that upon confirmation of my bid, I am legally bound to purchase the property under these Terms and Conditions.
Bidder Printed Name: _______________________________________________ Date: ________________
Bidder Signature: _________________________________________________ Bidder #: ____________
Co-Bidder / Agent Signature (if applicable): ___________________________ Date: ________________
22. Contact Information
22.1 Auctioneer
Burgess Auctions LLC: Zack Burgess, CAI, AMM – Principal Auctioneer
License: AU19600029
Phone: (765) 445-7814
Email: [email protected]
Website: www.burgessauctions.com
22.2 Real Estate Agent – Property Showings
Jason Snider: J. Snider Real Estate
License: RB14045952
Phone: (317) 507-1692
Email: [email protected]
Property showings available by appointment.
22.3 Title Company
Closing / Escrow: Fidelity National Title
Wire instructions and closing contact to be provided upon confirmation of sale.
Integrity in Every Lot. Care in Every Sale.
Burgess Auctions LLC • www.burgessauctions.com • AU19600029