Kansas Residential Purchase and Sale Agreement

Date of Agreement: [[Agreement Date]]

Parties:

Buyer(s): [[Buyer Full Legal Name(s)]]
Address: [[Buyer Current Address]]
Phone: [[Buyer Phone]] Email: [[Buyer Email]]

Seller(s): [[Seller Full Legal Name(s)]]
Address: [[Seller Current Address]]
Phone: [[Seller Phone]] Email: [[Seller Email]]

Property:
Street Address: [[Full Street Address]]
City: [[City]], Kansas [[ZIP Code]]
Legal Description: [[Insert full metes and bounds or lot/block/subdivision legal description, attach Exhibit A if lengthy]]
County: [[County Name]]
Parcel / Tax ID: [[Parcel Number]]

Purchase Price: $[[Purchase Price Amount]]

Earnest Money Deposit: $[[Earnest Money Amount]] (due within [[Business Days, e.g. 3]] business days of mutual acceptance), -

1. Agreement to Purchase and Sell

Seller agrees to sell and convey, and Buyer agrees to purchase, the Property described above on the terms and conditions set forth in this Agreement.

2. Purchase Price and Payment

The total Purchase Price is $[[Purchase Price Amount]], payable as follows:

• Earnest Money: $[[Earnest Money Amount]] deposited with [[Escrow Holder: Title Company or Broker Name]]
• Additional down payment at closing: $[[Down Payment Amount]]
• New first mortgage financing: $[[Loan Amount]]
• Other: [[Seller financing / assumed loan / other, detail]]

All funds at closing shall be paid by wire transfer, cashier's check, or other immediately available funds acceptable to the closing agent.

3. Earnest Money

Earnest money shall be held in a trust account by [[Escrow Agent / Broker or Title Company]] in accordance with Kansas law and the rules of the Kansas Real Estate Commission. Earnest money is not consideration for this Agreement until deposited. If this Agreement terminates without default by Buyer, earnest money shall be returned to Buyer. If Buyer defaults, earnest money may be paid to Seller as liquidated damages, not as a penalty, or Seller may pursue other remedies.

4. Financing Contingency

This Agreement is contingent upon Buyer obtaining a firm written commitment for a [[Conventional / FHA / VA / USDA / Other]] loan in the amount of approximately $[[Loan Amount]] within [[Number, e.g. 21]] days after mutual acceptance (the "Financing Deadline").

If Buyer is unable to obtain financing despite good faith efforts and provides written notice and supporting documentation to Seller before the Financing Deadline, this Agreement shall terminate and earnest money returned to Buyer.

If Buyer does not deliver timely written notice of inability, the financing contingency is waived.

5. Appraisal Contingency

This Agreement is contingent upon the Property appraising for at least the Purchase Price. Buyer shall order appraisal promptly. If the appraised value is less than Purchase Price, Buyer may:

1. Terminate and receive return of earnest money by written notice within [[3]] days of receipt of appraisal; or
2. Proceed at the Purchase Price; or
3. Renegotiate price with Seller.

If no timely termination notice, contingency is satisfied or waived.

6. Inspection / Due Diligence Period

Buyer shall have [[Number, e.g. 5]] business days after mutual acceptance (the "Inspection Period") to conduct inspections of the Property at Buyer's sole expense by qualified inspectors of Buyer's choice.

Inspections may include, but are not limited to: general home, structural, roof, plumbing, electrical, HVAC, foundation, environmental (radon, mold, asbestos, lead), sewer scope, well, septic, pest/termite, survey, and review of HOA documents and title commitment.

Buyer shall deliver written notice of any objections or request for repairs/credits/termination within the Inspection Period. If Buyer fails to deliver timely written notice, Buyer accepts the Property in its present condition.

Seller shall provide reasonable access. Buyer shall restore Property to prior condition after inspections.

7. Title and Survey

Seller shall convey marketable title by general warranty deed (or special warranty deed if customarily used) free and clear of all liens and encumbrances except standard exceptions and those approved by Buyer.

Within [[5]] days after mutual acceptance, Seller shall order a current title commitment from [[Title Company Name]].

Buyer shall have [[5]] days after receipt of title commitment and survey (if any) to object to title defects. Seller shall have reasonable time (not to exceed closing date) to cure.

Buyer may obtain a survey at Buyer's option and expense. [[Buyer elects / does not elect survey at this time.]]

Title insurance: Owner's policy in the amount of Purchase Price shall be provided at Seller's expense (or split per local custom) at closing. Lender's policy at Buyer's expense if required by lender.

8. Closing and Possession

Closing shall occur on or before [[Closing Date, typically 30 to 45 days after mutual acceptance]], or such earlier or later date as the parties agree in writing.

Possession shall be delivered to Buyer at closing, or on [[Possession Date if different]], in broom-clean condition with all personal property removed except items listed as included, and all keys, codes, remotes, and manuals delivered.

Prorations: Taxes, HOA dues, rents, and utilities shall be prorated as of the closing date using the [[calendar year / fiscal year]] method customary in the county.

9. Contingency Timeline Table

10. Sale of Buyer's Home Contingency (If Applicable)

[ ] This Agreement is contingent on the sale and closing of Buyer's current home at [[Buyer Current Home Address]] by [[Deadline]].

If Buyer's home does not close by the deadline, Buyer may terminate and earnest money returned, or parties may extend by written agreement.

11. HOA / Condominium Documents (If Applicable)

If the Property is subject to a homeowners or condominium association, Seller shall deliver current governing documents, budget, financials, rules, and most recent meeting minutes within [[3]] days. Buyer shall have [[5]] days after receipt to review and object or terminate.

12. Disclosures

Seller shall deliver the following prior to or at the time of signing this Agreement (or within [[3]] days after mutual acceptance if not already provided):

• Kansas Property Disclosure Statement (voluntary best practice)
• Lead-based paint disclosure and pamphlet (if pre-1978)
• Any other required or known material disclosures

Buyer acknowledges receipt or will receive the disclosures listed.

13. Default and Remedies

If Buyer defaults, Seller may terminate and retain the earnest money as liquidated damages, or pursue specific performance or other remedies.

If Seller defaults, Buyer may terminate and recover earnest money plus actual damages, or pursue specific performance.

Neither party shall be in default until the other has given written notice and the defaulting party has failed to cure within [[3]] business days (or such longer period as required by the nature of the default).

14. Representations and Warranties

Seller represents that Seller has authority to sell, that there are no known pending or threatened condemnations or assessments except as disclosed, and that Seller will not further encumber the Property.

Buyer represents that Buyer has the financial ability to complete the purchase subject to contingencies.

Except as expressly stated, the Property is sold "AS IS" with all faults. No other warranties, express or implied, including habitability or fitness for particular purpose, are made by Seller.

15. Risk of Loss

Risk of loss or damage to the Property by fire or other casualty remains with Seller until closing. If substantial damage occurs before closing, Buyer may terminate or proceed with an assignment of insurance proceeds and price adjustment.

16. Closing Costs and Prorations

Seller shall pay: [[customary seller costs, e.g. owner's title policy, half of escrow fee, prorated taxes to closing, any HOA transfer fees if required by governing docs, recording of release of existing liens]]

Buyer shall pay: [[customary buyer costs, lender fees, lender's title policy, half escrow, recording of deed, survey if obtained, prepaid items]]

Each party pays its own attorney fees if represented.

17. Brokerage

Buyer and Seller acknowledge the brokerage relationships disclosed in separate BRRETA forms. Commission shall be paid per separate listing and buyer broker agreements.

18. Additional Provisions / Addenda

The following addenda are attached and incorporated:

• [[Financing Addendum / Inspection Addendum / Lead Paint / HOA / Personal Property / Other, list or "None"]]
• Exhibit A, Legal Description
• Exhibit B, Included / Excluded Personal Property
• [[Other]]

19. Governing Law and Venue

This Agreement shall be governed by the laws of the State of Kansas. Any action shall be brought in the District Court of [[County]] County, Kansas.

20. Entire Agreement; Amendments; Severability

This Agreement, including all exhibits and addenda, constitutes the entire agreement. No modification shall be binding unless in writing signed by both parties. If any provision is held invalid, the remainder shall continue in full force.

21. Time; Notices

Time is of the essence. All notices shall be in writing and deemed given when personally delivered, or three (3) days after mailing, or upon confirmed electronic transmission to the addresses above or to the parties' brokers/attorneys.

22. Assignment

Buyer may not assign this Agreement without Seller's prior written consent.

23. Counterparts; Electronic Signatures

This Agreement may be executed in counterparts and by electronic signature, each of which shall be deemed an original., -

24. Numbered Closing and Post-Closing Steps

1. Buyer delivers earnest money to escrow within required timeframe.
2. Seller orders title commitment and delivers disclosures.
3. Buyer completes inspections and delivers any objection notice within Inspection Period.
4. Parties negotiate repairs/credits if objections raised.
5. Buyer obtains loan commitment and appraisal.
6. Title company prepares closing documents.
7. Buyer and Seller sign all required documents at or before closing.
8. Funds are wired and title is transferred by recorded deed.
9. Possession delivered per agreement.
10. Buyer receives keys and final walk-through confirmation., -

Signatures

Buyer(s):

______________________________________________ Date: [[Date]]
[[Buyer Full Name]]

______________________________________________ Date: [[Date]]
[[Buyer Full Name]]

Seller(s):

______________________________________________ Date: [[Date]]
[[Seller Full Name]]

______________________________________________ Date: [[Date]]
[[Seller Full Name]]

Broker / Agent Acknowledgment (if applicable):

Listing Broker: [[Brokerage]] Agent: [[Name]] Date: ______

Buyer's Broker: [[Brokerage]] Agent: [[Name]] Date: ______, -

Disclaimer and Sources

Template, not professional legal advice. The Kansas Real Estate Commission does not mandate a specific purchase agreement form. This document reflects common practices and provisions used with KREC-approved or attorney-drafted contracts in Kansas. Earnest money is customarily held in escrow by a broker or title company. Title insurance is customary. A 5-business-day inspection period is a frequent market standard. Financing and appraisal contingencies are common. Closing typically occurs 30, 45 days after contract. Actual transactions should use forms reviewed by Kansas real estate counsel and comply with current KREC rules and local custom. This is a template only.

Sources (as of June 2026):
- Kansas Real Estate Commission (KREC) approved forms and guidelines
- Brokerage Relationships in Real Estate Transactions Act (BRRETA), K.S.A. 58-30,101 et seq.
- Kansas Residential Landlord and Tenant Act provisions cross-referenced for post-closing possession issues (as applicable)
- Standard Kansas title and escrow practices
- Local Board of REALTORS® forms and customs (county-specific variations apply), -

End of Kansas Residential Purchase and Sale Agreement