Wisconsin Purchase Agreement

This Offer to Purchase (the "Agreement") is made on [[Agreement Date]] by and between [[Buyer Full Name(s)]] ("Buyer") and [[Seller Full Name(s)]] ("Seller"). Buyer offers to purchase and Seller agrees to sell the real property described below on the terms set forth herein, subject to the contingencies and conditions stated. This Agreement constitutes the entire agreement between the parties and supersedes all prior negotiations.

1. Parties Buyer: [[Buyer Full Legal Name(s)]] Address: [[Buyer Current Address, City, State, ZIP]] Phone: [[Buyer Phone]] | Email: [[Buyer Email]]

Seller: [[Seller Full Legal Name(s)]]
Address: [[Seller Current Address, City, State, ZIP]]
Phone: [[Seller Phone]] | Email: [[Seller Email]]

Buyer's Agent (if any): [[Buyer Agent Name, Brokerage, License #]]
Seller's Agent (if any): [[Seller Agent Name, Brokerage, License #]]

2. Property The real property located in the [[County]] County, State of Wisconsin, described as:

Street Address: [[Full Property Street Address, City, Wisconsin ZIP]]
Legal Description: [[Insert full metes-and-bounds or plat legal description from title commitment or deed, attach Exhibit A if lengthy]]
Parcel/Tax ID Number(s): [[Tax Parcel ID(s)]]
Included Personal Property / Fixtures: [[List all appliances, window treatments, light fixtures, ceiling fans, garage door openers, remotes, and other items included in the purchase price, or "All fixtures and improvements presently on the Property and the following personal property: [[List]]"]]
Excluded Items: [[List any items Seller will remove, e.g., specific chandeliers or staging items]]

The Property is sold "AS IS" except as expressly provided in this Agreement or required by law. Seller represents that Seller has the authority to sell and convey good and marketable title.

3. Purchase Price and Earnest Money Total Purchase Price: $[[Purchase Price, numeric amount]]

Earnest Money Deposit: $[[Earnest Money Amount]] (the "Deposit"), due within [[Earnest Money Deposit Deadline, e.g., 3 business days]] of acceptance.

The Deposit shall be held by a licensed real estate broker or escrow agent in accordance with REEB 18 and Wis. Admin. Code rules. Broker: [[Escrow Broker or Title Company Name and License Info]]. The Deposit shall be applied to the purchase price at closing. If this Agreement terminates without default by Buyer, the Deposit shall be returned to Buyer promptly.

Payment at Closing:
- Cash / wire: $[[Cash Portion at Closing]]
- Financing: $[[Loan Amount]] (subject to Financing Contingency)
- Other: [[Describe other credits or assumptions]]

4. Financing Contingency This Agreement is contingent upon Buyer obtaining a written commitment for a [[Loan Type, e.g., conventional / FHA / VA / USDA]] mortgage loan in the amount of approximately $[[Loan Amount]] on terms acceptable to Buyer within [[Financing Contingency Period, e.g., 30 days]] after acceptance (the "Financing Deadline").

Buyer shall apply for financing promptly and in good faith. If Buyer is unable to obtain financing despite good-faith efforts, Buyer may terminate this Agreement by written notice to Seller prior to the Financing Deadline and receive return of the Deposit. Failure to terminate in writing by the deadline waives this contingency.

Pre-Approval: Buyer has / has not provided pre-approval letter dated [[Date]] from [[Lender Name]].

5. Appraisal Contingency This Agreement is contingent upon the Property appraising for at least the Purchase Price. If the appraisal is lower, Buyer may: - Renegotiate the price in writing; - Terminate this Agreement in writing within [[Appraisal Response Period, e.g., 5 business days]] of receipt of appraisal and receive the Deposit back; or - Proceed without the contingency by written waiver.

Appraisal deadline: [[Appraisal Deadline Date]].

6. Inspection and Due Diligence Contingency Buyer has the right to have the Property inspected by qualified inspectors of Buyer's choice during the period ending [[Inspection / Due Diligence Period, e.g., 10-15 calendar days]] after acceptance (the "Inspection Deadline").

Buyer may conduct:
- General home inspection
- Structural / foundation
- Roof, plumbing, electrical, HVAC
- Radon testing
- Well and septic (if applicable)
- Environmental / mold / asbestos (if pre-1978 or suspected)
- Survey or ALTA survey
- Other: [[Additional Inspections]]

If Buyer is not satisfied with the results, Buyer may:
1. Terminate this Agreement by written notice delivered to Seller prior to the Inspection Deadline and receive full refund of the Deposit.

2. Deliver a written amendment proposing repairs, price reduction, or other remedies. Seller has [[Seller Response Period, e.g., 3 business days]] to accept, counter, or reject. Failure by either party to agree terminates and returns the Deposit.

3. Waive the contingency in writing and proceed.

Buyer acknowledges the opportunity to inspect. Seller shall provide reasonable access. Buyer shall restore the Property after inspections.

7. Title and Survey Seller shall convey marketable title by warranty deed (or other deed as required) free and clear of liens and encumbrances except: - Current real estate taxes not yet due and payable - Easements, restrictions, and covenants of record that do not materially impair use - Zoning ordinances - [[Other Permitted Exceptions]]

Seller shall furnish a current commitment for owner's title insurance policy in the amount of the Purchase Price from a title company acceptable to Buyer within [[Title Commitment Deadline]] days after acceptance.

Buyer may obtain a survey or ALTA/NSPS survey at Buyer's expense by [[Survey Deadline]].

Any title defects shall be cured by Seller at Seller's expense or this Agreement may be terminated by Buyer with Deposit returned.

8. Seller's Disclosures, Real Estate Condition Report Pursuant to Wis. Stat. § 709.02, Seller shall complete and deliver to Buyer a written Real Estate Condition Report (REC Report) disclosing known conditions of the Property that may materially adversely affect its value or use, within the time required by law (generally before acceptance or as agreed).

Seller represents that the REC Report is true and complete to Seller's actual knowledge as of the date signed. Buyer acknowledges receipt of the REC Report as Exhibit B or separate delivery.

Buyer has [[Buyer Review Period for REC, e.g., 5 business days or per statute]] after receipt to review and may terminate if material undisclosed conditions are discovered.

Additional required disclosures (as applicable):
- Lead-Based Paint Disclosure and EPA pamphlet (for pre-1978 housing), federal requirement.
- Flood hazard / floodplain status.
- Private water supply or septic system reports (if applicable).
- HOA / condominium documents and financials (if applicable).
- [[Other Wisconsin-specific disclosures required by local ordinance or contract]]

9. Closing and Possession Closing Date: On or before [[Closing Date]], at a time and place mutually agreed, typically at the office of the title company or lender.

Possession: Seller shall deliver possession of the Property to Buyer at closing, or on [[Possession Date, if different, e.g., X days after closing]], in broom-clean condition with all personal property removed except items included, and all keys, codes, and access devices delivered.

At closing:
- Prorations of real estate taxes, assessments, rents, HOA fees, fuel, etc. as of the closing date (or possession date if different).
- Buyer pays closing costs as negotiated or per local custom / lender requirements.
- Seller pays for owner's title policy (standard) and any required transfer taxes / recording fees per Wisconsin law and local practice.
- Earnest money applied to purchase price.

10. Default and Remedies If Buyer defaults, Seller may terminate and retain the Deposit as liquidated damages (not a penalty), or pursue other remedies including specific performance.

If Seller defaults, Buyer may terminate and recover the Deposit plus actual damages, or seek specific performance.

The prevailing party in any action to enforce this Agreement may recover reasonable attorneys' fees and costs as permitted by law.

Time is of the essence for all deadlines.

11. Earnest Money Handling (REEB 18) The Deposit shall be deposited promptly in a trust account maintained by a Wisconsin-licensed real estate broker or in an escrow account with a title company or bank. Interest, if any, accrues as agreed or per broker policy and applicable rules. Disbursement requires mutual written agreement or court order.

12. Additional Terms and Contingencies Sale of Buyer's Current Home Contingency (if applicable): This Agreement is contingent upon the sale and closing of Buyer's current residence at [[Buyer Current Home Address]] by [[Deadline]]. If not sold, Buyer may terminate and receive Deposit back.

HOA / Condominium Documents: If the Property is subject to a homeowners association or condominium, Seller shall deliver all required documents, declarations, bylaws, budgets, and meeting minutes within [[HOA Delivery Deadline]]. Buyer has [[HOA Review Period]] to review and may terminate.

Other Contingencies: [[List any additional, e.g., attorney review, well/septic inspection, flood insurance availability, etc.]]

13. Representations and Warranties Seller represents to the best of Seller's knowledge: - No pending or threatened litigation affecting the Property. - No known violations of building, zoning, or environmental laws. - All mechanical systems are in working order except as disclosed in the REC Report. - Seller has not received notice of any special assessments.

Buyer acknowledges that Buyer is purchasing based on Buyer's own inspection and the disclosures provided, not on any other representations unless in writing.

14. Assignment Buyer may assign this Agreement only with Seller's prior written consent. Seller may not assign without Buyer's consent.

15. Governing Law This Agreement is governed by the laws of the State of Wisconsin. Any dispute shall be resolved in the county where the Property is located.

16. Counterparts; Electronic Signatures This Agreement may be executed in counterparts and by electronic signature (Wis. Stat. ch. 137 or UETA), each of which shall be deemed an original.

17. Entire Agreement; Amendments This Agreement, including all exhibits and addenda, constitutes the entire agreement. Amendments must be in writing signed by both parties.

18. Severability If any provision is held invalid, the remainder remains in effect.

19. Exhibits and Addenda The following are attached and incorporated: - Exhibit A, Legal Description (if lengthy) - Exhibit B, Seller's Real Estate Condition Report (Wis. Stat. § 709.02) - Exhibit C, Lead-Based Paint Disclosure (if pre-1978) - Exhibit D, Financing Addendum / Pre-approval (if any) - Exhibit E, Other: [[List any inspection reports, HOA docs, amendment forms, etc.]]

Additional addenda: [[Describe or "None"]], -

20. Signatures

BUYER

Buyer Signature: __________________________________________ Date: ___________

Printed Name: [[Buyer Full Name]]

Buyer Signature: __________________________________________ Date: ___________

Printed Name: [[Co-Buyer Full Name]]

SELLER

Seller Signature: __________________________________________ Date: ___________

Printed Name: [[Seller Full Name]]

Seller Signature: __________________________________________ Date: ___________

Printed Name: [[Co-Seller Full Name]]

BROKER / EARNEST MONEY ACKNOWLEDGMENT

Broker / Escrow Agent: [[Brokerage or Title Company Name]]

By: ________________________________ Date: ___________

Printed Name / Title: [[Authorized Signer Name and Title]]

Deposit Received: $[[Amount]] on [[Date Received]], -

*Sample template for Wisconsin, not legal advice. This document references Wisconsin Stat. Chapter 706 (conveyances), Wis. Stat. § 709.02 (Real Estate Condition Report), REEB 18 (earnest money), and standard WB-11 practices. All figures, deadlines, and disclosures must be verified against current statutes, administrative code, and local customs as of 2026-06. Consult a Wisconsin-licensed real estate attorney and your broker for your transaction. Use of this form does not create an attorney-client relationship.*