Kentucky Residential Purchase Agreement

This Residential Purchase Agreement (the "Agreement") is made on [[Agreement Date]] by and between [[Seller Full Legal Name(s)]] ("Seller") and [[Buyer Full Legal Name(s)]] ("Buyer"). Seller agrees to sell and convey to Buyer, and Buyer agrees to purchase from Seller, the real property described herein on the terms and conditions set forth below.

All real estate contracts in Kentucky must be in writing to be enforceable under the Statute of Frauds (KRS 371.010). This Agreement includes the legal description of the Property, the purchase price and earnest money terms, financing and inspection contingencies, closing date, prorations, title requirements, and all other material terms. Time is of the essence for all deadlines.

Required Disclosures: Pursuant to KRS 324.360, Seller must provide Buyer a completed Seller's Disclosure of Property Condition (KREC Form 402 or equivalent) prior to or at the time Buyer submits an offer, or at the latest before the parties execute a binding contract, unless an exemption applies. Federal lead-based paint disclosure is also required for pre-1978 dwellings., -

1. Parties

Seller(s):
[[Seller Full Legal Name(s)]]
Current Address for Notices: [[Seller Mailing Address]]
[[City]], Kentucky [[ZIP Code]]
Phone: [[Seller Phone]] | Email: [[Seller Email]]

Buyer(s):
[[Buyer Full Legal Name(s)]]
Address for Notices: [[Buyer Mailing Address]]
[[City]], [[State]] [[ZIP Code]]
Phone: [[Buyer Phone]] | Email: [[Buyer Email]]

Buyer intends to take title as: [[Sole Ownership / Joint Tenants with Right of Survivorship / Tenants in Common / Other, specify]]

If either party is married and the Property is not separate property, both spouses should execute this Agreement and the deed., -

2. Property

Property Address:
[[Street Address]]
[[City]], Kentucky [[ZIP Code]]
County: [[County Name]]

Legal Description:
[[Insert full legal description from current deed, title commitment, or survey, include lot/block/subdivision name, section/township/range, metes and bounds, or reference to recorded plat. Attach exhibit if lengthy.]]

Parcel / Tax Identification Number(s): [[Parcel ID or "See attached"]]

Included Items: All fixtures, built-in appliances, central heating and cooling systems, ceiling fans, light fixtures, window treatments, attached mirrors, and any other items that customarily pass with the real property under Kentucky law, unless excluded below.

Excluded Items: [[List any items Seller will remove, e.g. "washer, dryer, refrigerator, specific light fixtures, or 'None'"]]

The Property is sold subject to easements, restrictions, and encumbrances of record that do not materially impair use as a single-family residence, and subject to the terms of this Agreement., -

3. Purchase Price and Earnest Money

Purchase Price: $[[Purchase Price, e.g. 275000]] (the "Purchase Price")

Earnest Money Deposit: $[[Earnest Money Amount, e.g. 5000 or 1-3% of price]] due within [[Earnest Money Due Days, e.g. 3]] business days after the Effective Date (defined below).

The earnest money shall be deposited with [[Escrow Agent / Title Company / Broker, name and address: [[Escrow Holder Full Name and Address]]]] (the "Escrow Agent"). The earnest money shall be held in a separate trust account. Buyer and Seller authorize the Escrow Agent to release or disburse the earnest money only in accordance with this Agreement or a written agreement signed by both parties, or pursuant to court order.

Method of Payment at Closing: [[Cash / Wire / Certified Check / Other, specify]] to be paid at closing., -

4. Financing Contingency (If Applicable)

This Agreement is contingent upon Buyer obtaining a written commitment for a [[Conventional / FHA / VA / USDA / Other]] loan in the amount of approximately $[[Loan Amount]] (or such other amount as Buyer elects) on terms acceptable to Buyer in Buyer's sole discretion.

Financing Contingency Deadline: [[Deadline Date or "X business days after Effective Date"]]

If Buyer is unable to obtain financing approval despite good-faith efforts, Buyer may terminate this Agreement by written notice to Seller prior to the Financing Contingency Deadline and receive a full refund of the earnest money. If Buyer does not terminate by the deadline, this contingency is waived and Buyer is obligated to close (subject to other contingencies).

Buyer represents: [[Buyer has / has not] obtained a pre-approval letter dated [[Date]] from [[Lender Name]] for approximately the amount above.]

Cash Purchase Alternative (if no financing): If this is a cash transaction, Buyer represents that Buyer has sufficient funds to pay the Purchase Price at closing and will provide proof of funds to Seller within [[Proof of Funds Deadline, e.g. 5 business days]] after the Effective Date., -

5. Appraisal Contingency (If Financing)

This Agreement is contingent upon the Property appraising for at least the Purchase Price. If the appraised value is less than the Purchase Price, Buyer may (a) renegotiate the price, (b) pay the difference in cash, or (c) terminate this Agreement by written notice to Seller within [[Appraisal Response Days, e.g. 5]] business days after Buyer receives the appraisal. If Buyer terminates timely, earnest money is returned to Buyer., -

6. Inspection and Due Diligence Contingency

Buyer shall have the right to conduct inspections of the Property during the Inspection Period. The Inspection Period ends at 5:00 p.m. on [[Inspection Period End Date, e.g. 10 business days after Effective Date]] (the "Inspection Deadline").

During the Inspection Period, Buyer may, at Buyer's expense, obtain:

• A general home inspection by a qualified inspector

• Radon testing

• Mold inspection

• Pest / wood-destroying insect inspection

• Sewer scope or septic inspection

• Well water quality and quantity testing

• Structural, roof, HVAC, plumbing, or electrical specialist inspections

• Environmental assessments (Phase I or other) if warranted

• Survey or boundary verification

Buyer must provide Seller reasonable advance notice of inspections and restore the Property to its prior condition after testing. Buyer may not conduct destructive testing without Seller's prior written consent.

Buyer's Options upon Inspection:

1. Accept the Property in its present condition.

2. Request repairs or credits by written notice to Seller before the Inspection Deadline, specifying the requested items.

3. Terminate this Agreement by written notice to Seller before the Inspection Deadline and receive a full refund of earnest money (less any non-refundable inspection fees paid directly by Buyer).

If Buyer does not deliver written termination or a signed amendment addressing inspection issues by the Inspection Deadline, Buyer accepts the Property in its present condition and this contingency is waived.

Seller shall provide Buyer reasonable access during the Inspection Period and shall not unreasonably withhold consent to inspections., -

7. Title and Survey

Title Commitment: Within [[Title Commitment Delivery Days, e.g. 10]] business days after the Effective Date, Seller shall deliver to Buyer a current title commitment for an owner's title insurance policy in the amount of the Purchase Price issued by [[Title Company Name]] (the "Title Company"), together with copies of all recorded documents referenced as exceptions.

Survey: [[Buyer / Seller] shall obtain a new survey or recertification of an existing survey at [[Buyer / Seller]'s expense. Survey to be delivered by [[Survey Deadline]].]

Title Objections: Buyer shall have [[Objection Period Days, e.g. 5]] business days after receipt of the title commitment and survey to deliver written notice of title objections. Seller shall have [[Cure Period Days, e.g. 10]] business days after receipt of objections to cure the objections at Seller's expense. If Seller cannot or elects not to cure, Buyer may terminate and receive refund of earnest money or waive the objections and proceed.

Title at Closing: Seller shall convey marketable title by general warranty deed (or special warranty deed if agreed), free and clear of all liens, encumbrances, and exceptions except standard permitted exceptions (current taxes not yet due, easements of record that do not materially impair use, building and zoning restrictions, and any other matters approved by Buyer in writing)., -

8. Seller Disclosures

Seller has provided or will provide prior to or with this Agreement:

• Completed Kentucky Seller's Disclosure of Property Condition (KRS 324.360 / KREC Form 402)

• Lead-Based Paint Disclosure and Pamphlet (if Property built before 1978)

• Any other required disclosures (flood, HOA, etc.)

Buyer acknowledges receipt of the disclosures listed above (or will acknowledge upon delivery). Buyer's obligations under this Agreement are conditioned upon timely receipt of all required disclosures., -

9. Closing

Closing Date: [[Closing Date, e.g., July 31, 2026]] at [[Time, e.g. 10:00 a.m.]]

Closing Location: At the offices of the Title Company or such other location as the parties agree: [[Closing Location / Title Company Address]]

At closing:

• Seller shall deliver the deed, keys, access devices, garage openers, and all other items to be transferred.

• Buyer shall pay the balance of the Purchase Price, plus Buyer's share of closing costs and prorations.

• The parties shall execute all documents required by the Title Company, lender, and this Agreement.

• Possession shall be delivered at closing unless otherwise agreed in writing (see Section 11)., -

10. Prorations and Adjustments

The following items shall be prorated as of the Closing Date on a per-diem basis using a 365-day year (or 360-day year for certain commercial items), unless otherwise required by local custom or lender:

• Real property taxes (based on the most recent tax bill or assessed value)

• HOA dues, assessments, and special assessments

• Rents (if any tenants in possession)

• Utilities (final readings or estimates)

• Interest on assumed loans (if applicable)

• Prepaid items and security deposits (transferred to Buyer)

Seller shall pay any special assessments or improvement liens that are due and payable prior to closing. Buyer shall pay any that become due after closing unless otherwise agreed., -

11. Possession

Possession shall be delivered to Buyer at closing, or on [[Possession Date if different, e.g. same day or X days after closing]] at [[Time]].

If Seller remains in possession after closing, the parties shall execute a separate post-closing occupancy agreement specifying rent, duration, insurance, utilities, and hold-harmless terms. Seller shall maintain the Property in its present condition and shall be liable for any damage occurring during Seller's post-closing occupancy., -

12. Risk of Loss

Risk of loss or damage to the Property by fire, casualty, or other cause remains with Seller until closing. If the Property is substantially damaged or destroyed prior to closing, Buyer may (a) terminate and receive refund of earnest money, or (b) proceed to closing and receive an assignment of insurance proceeds plus a credit for any deductible. Minor damage shall not excuse performance; Seller shall repair or provide credit at closing., -

13. Default and Remedies

Buyer Default: If Buyer defaults (fails to close when obligated, or otherwise materially breaches), Seller may (a) terminate and retain the earnest money as liquidated damages (not a penalty), or (b) pursue specific performance or other remedies available at law or in equity.

Seller Default: If Seller defaults (fails to convey marketable title, or otherwise materially breaches), Buyer may (a) terminate and receive full refund of earnest money plus reimbursement of reasonable out-of-pocket inspection and appraisal costs, or (b) pursue specific performance or damages.

The prevailing party in any action to enforce this Agreement shall be entitled to recover reasonable attorneys' fees and costs from the other party, to the extent permitted by Kentucky law., -

14. Representations and Warranties

Seller represents and warrants that:

• Seller has the legal right and authority to sell the Property.

• There are no pending or threatened condemnation or special assessment proceedings affecting the Property of which Seller has knowledge.

• Seller is not aware of any material latent defects that would not be discoverable by a reasonable inspection, other than those disclosed in the Seller Disclosure.

• The Property is not subject to any lease, license, or occupancy right except as disclosed in writing.

Buyer represents that Buyer has conducted (or will conduct) Buyer's own due diligence and is not relying on any representation not set forth in this Agreement or the required disclosures.

Except as expressly stated in this Agreement or required by law, the Property is sold "AS IS" with all faults. No other warranties, express or implied (including warranty of habitability or fitness for a particular purpose), are made by Seller., -

15. Notices

All notices under this Agreement shall be in writing and deemed delivered when (a) personally delivered, (b) sent by certified mail, return receipt requested, or (c) sent by overnight courier with tracking, or (d) sent by email with read receipt or confirmed delivery to the addresses set forth in Section 1 (or such other addresses as a party designates in writing)., -

16. Assignment

Buyer may not assign this Agreement without Seller's prior written consent, which shall not be unreasonably withheld. Any permitted assignment shall not release Buyer from liability., -

17. Entire Agreement; Amendments; Severability

This Agreement, together with all exhibits, addenda, and required disclosures, constitutes the entire agreement between the parties and supersedes all prior negotiations, representations, and agreements. It may be amended only by a written instrument signed by both parties. If any provision is held invalid or unenforceable, the remaining provisions shall continue in full force., -

18. Governing Law and Venue

This Agreement shall be governed by and construed in accordance with the laws of the Commonwealth of Kentucky. Any action arising out of this Agreement shall be brought in the state or federal courts located in the county where the Property is situated, or such other venue as the parties agree., -

19. Counterparts; Electronic Signatures

This Agreement may be executed in counterparts, each of which shall be deemed an original. Electronic or digital signatures (including DocuSign, Adobe Sign, or similar) shall be deemed valid and binding., -

20. Effective Date

The "Effective Date" of this Agreement is the date on which the last party signs and delivers a fully executed copy to the other party (or the date of mutual written acceptance of the final offer terms)., -

21. Exhibits and Addenda

The following exhibits and addenda are attached and incorporated by reference:

• Exhibit A: Legal Description (if lengthy)

• Exhibit B: Seller's Property Condition Disclosure (KREC Form 402)

• Exhibit C: Lead-Based Paint Disclosure and Pamphlet (if pre-1978)

• Exhibit D: HOA / Condo Documents (if applicable)

• Additional Addenda: [[List any financing addendum, inspection amendment, sale-of-home contingency, personal property list, etc.]], -

22. Additional Terms and Contingencies

[[Insert any additional negotiated terms, such as home warranty, specific repair credits, rent-back terms, personal property included, or other contingencies. If none, state "None."]], -

Signatures

SELLER

Seller Signature: _______________________________ Date: [[Date]]
Printed Name: [[Seller Full Legal Name]]

Seller Signature (if applicable): _______________________________ Date: [[Date]]
Printed Name: [[Co-Seller Full Legal Name]]

BUYER

Buyer Signature: _______________________________ Date: [[Date]]
Printed Name: [[Buyer Full Legal Name]]

Buyer Signature (if applicable): _______________________________ Date: [[Date]]
Printed Name: [[Co-Buyer Full Legal Name]], -

Broker / Agent Acknowledgment (Optional)

The undersigned real estate licensees acknowledge receipt of this Agreement and confirm that they have provided required disclosures and explained the material terms to their respective clients.

Listing Broker / Agent:
[[Brokerage Name]] / [[Agent Name]]
Signature: _______________________________ Date: [[Date]]

Buyer's Broker / Agent:
[[Brokerage Name]] / [[Agent Name]]
Signature: _______________________________ Date: [[Date]], -

Important Notices

• This is a legally binding contract. Read it carefully before signing. Consult an attorney if you do not understand any provision.

• Kentucky law requires certain disclosures. Failure to provide required disclosures may give the buyer the right to terminate or pursue other remedies.

• Earnest money disputes are common. The parties should agree in writing on release of earnest money whenever possible. Escrow agents may interplead funds if the parties cannot agree.

• This template incorporates standard Kentucky practices and statutory requirements as of 2026. Local customs, lender overlays, and specific transaction facts may require modifications. Have your agent or attorney review., -

Sources

• KRS Chapter 371 (Contracts, Statute of Frauds KRS 371.010)

• KRS Chapter 324 (Real Estate Licensing and Disclosures, including KRS 324.360)

• KREC Form 402 and 201 KAR 11:121 (current as of 2026)

• Standard real estate practices in the Commonwealth of Kentucky

As of June 2026. Verify current law and forms before use.

> ⚠️ Template example, not professional legal or real estate advice. This document is a sample only. Every purchase transaction involves unique facts and risks. The parties should obtain independent legal counsel and professional inspections. The user is solely responsible for ensuring compliance with applicable Kentucky law and the specific circumstances of the transaction., -

End of Kentucky Residential Purchase Agreement Template