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Real Estate Glossary

Real Estate Auctions


A real estate Auction is an innovative and effective method of selling real estate. It is an intense, accelerated real estate marketing process that involves the public sale of any property - most certainly including those that are non-distressed - through open cry, competitive bidding.


RGM Real Estate Co. brings each individual Client a customized marketing plan.  We provide traditional listings, Live Auctions, and Sealed Bid Auctions.  Please see our Glossary and Terms and Conditions for more details. We work together with the same goals as you, to sell your property. 


  • Buyers come prepared to buy
  • Quick disposal reduces long-term carrying costs, including taxes & maintenance
  • Assurance that property will be sold at true market value
  • Exposes the property to a large number of pre-qualified prospects
  • Accelerates the sale
  • Creates competition among buyers—auction price can exceed the price of a negotiated sale
  • Requires potential buyers to pre-qualify for financing
  • The seller knows exactly when the property will sell
  • Eliminates numerous and unscheduled showings
  • Takes the seller out of the negotiation process
  • Ensures an aggressive marketing program that increases interest and visibility


If you are a buyer interested in one of our Auctions please pre register. Contact RGM Real Estate for a registration form and a buyer packet.

Please note, unless otherwise specified, you CAN have financing when purchasing at property at Auction with RGM Real Estate Co.  See our Glossary and Terms and Conditions for more details.


  • Smart investments are made as properties are usually purchased at fair market value through competitive bidding
  • The buyer knows the seller is committed to sell
  • In multi-property auctions the buyer sees many offerings in the same place at the same time
  • Buyers determine the purchase price
  • Auctions eliminate long negotiation periods
  • Auctions reduce time to purchase property
  • Purchasing and closing dates are known
  • Buyers know they are competing fairly and on the same terms as all other buyers
  • Buyers receive comprehensive information on property via due diligence packet

Contact us today for more details!!


Absentee Bid

A procedure which allows a bidder to participate in the bidding process without being physically present. Generally, a bidder submits an offer prior to the auction. Absentee bids are usually handled under an established set of guidelines by the bid-taker or his representative. The particular rules and procedures of absentee bids are unique to each company.

Absolute Auction

An auction where the property is sold to the highest qualified bidder with no limiting conditions or amount. The seller may not bid personally or through an agent. Also known as an auction without reserve.


The act or process of estimating value.

"As Is"

Selling the property without warranties as to the condition and/or the fitness of the property for a particular use. Buyers are solely responsible for examining and judging the property for their own protection. Otherwise known as "As Is, Where Is" and "In its Present Condition."

A method of selling real estate in a public forum through open and competitive bidding. Also referred to as: public auction, auction sale or sale.

Auction Listing Agreement

A contract executed by the bid-taker and the seller which authorizes the bid-taker to conduct the auction and sets out the terms of the agreement and the rights and responsibilities of each party.

Auction With Reserve

An auction in which the seller or his agent reserves the right to accept or decline any and all bids. A minimum acceptable price may or may not be disclosed and the seller reserves the right to accept or decline any bid within a specified time.

Auctioneer or Bid-Taker

The person whom the seller engages to direct, conduct, or be responsible for a sale by auction. The Bid-Taker is the person assigned by RGM Real Estate Co. to accept bids on the real property for sale.

Bank Letter of Credit (Proof of Funds for cash buyers, or Pre-approval Letter)

A letter from a bank certifying that a named person is worthy of a given level of credit. Often requested from prospective bidders or buyers who are not paying with currency at auctions.


A prospective buyer's indication or offer of a price he or she will pay to purchase property at auction. Bids are usually in standardized increments established by the bid-taker.

Bid Assistants

Individuals who are positioned throughout the attendees at the auction to assist the bid-taker, spot bidders and assist prospective bidders with information to help them in their buying decision. Also known as ringmen, bid consultants, bid spotters, or groundsmen.

Bidder Number

The number issued to each person who registers at an auction.

Bidder/Buyer’s Package

The package of information and instructions pertaining to the property to be sold at an auction event obtained by prospective bidders at an auction. Sometimes called a bidder packet or due diligence package.

Broker Participation or Cooperating Broker

An arrangement for third-party brokers to register potential bidders for properties being sold at auction for a commission paid by the owner of the property or the auction firm.

Buyer's Premium

An advertised percentage of the high bid or flat fee added to the high bid to determine the total contract price to be paid by the buyer.

Caveat Emptor

A Latin term meaning "let the buyer beware." A legal maxim stating that the buyer takes the risk regarding quality or condition of the property purchased, unless protected by warranty.


 The act of completing the final step of a real estate transaction, including the funding of the purchase price, payment of closing costs disbursement of escrow funds, and legal conveyance of the property to the buyer.


The unlawful practice whereby two or more people agree not to bid against one another so as to deflate value or when the bid-taker accepts a fictitious bid on behalf of the seller so as to manipulate or inflate the price of the property.


The fee charged to the seller by the RGM Real Estate Co for providing services, usually a percentage of the gross selling price of the property established by contract (the listing agreement) prior to the auction.

Conditions of Sale

The legal terms that govern the conduct of an auction, including acceptable methods of payment, terms, buyer's premiums, possession, reserves and any other limiting factors of an auction. Usually included in published advertisements or announced by the bid-taker prior to the start of the auction.


An agreement between two or more persons or entities which creates or modifies a legal relationship.

Cooperating Broker

A real estate broker who registers a prospective buyer with the auction company, in accordance with the terms and conditions for that auction. The broker is paid a commission only if his prospect is the high bidder and successfully closes on the property. Also known as a participating broker.

Dual Agency

The representation of opposing principals (buyers and seller) at the same time.

Due Diligence

The process of gathering information about the condition and legal status of assets to be sold.

Estate Sale

The sale of property left by a person at his or her death. An estate auction can involve the sale of personal and/or real property.

Highest/Best Bid Winning Bid 

The last bid offered by a bidder and acknowledged by the bid -taker prior to declaring the auction closed.

Listing Broker

A real estate broker who has a listing on a property and cooperates with the auction company by allowing the auction agreement to supersede his/her listing agreement.

Live Auction

This is an auction that takes place in real time on the premises that are for sale.

Minimum Opening Bid

The lowest acceptable amount at which the bidding must commence.

No-Sale Fee

A charge paid by the owner of property offered at a reserve auction when the property does not sell.

Opening Bid

The first bid offered by a bidder at an auction.

On-site Auction

An auction conducted on the premises of the property being sold.

Participating Broker

See Cooperating Broker.


Specified date and time property is available for prospective buyer viewing and audits. Also known as Open House or Inspection.

Property Information Packet

A collection of property information, documentation and auction instructions prepared by the seller and auction firm for property being sold at an auction and is distributed to prospective bidders prior to the auction.  Sometimes called a Due Diligence Package.

Referring Broker

A real estate broker who does not have a listing on a property, but refers the auction company to a potential seller for an auction. Usually earns a flat fee commission for referring product to an auction company.


The minimum price that a seller is willing to accept for a property to be sold at auction. Also known as the reserve price.

Reserve Auction

An auction in which the seller reserves the right to establish a reserve price, to accept or decline any and all bids or to withdraw the property at any time prior to the announcement of the completion of the sale by the bid-taker. See also Auction With Reserve.

Sealed Bid

A method of sale utilized where confidential bids are submitted to be opened at a predetermined place and time. Not a true auction in that it does not allow for reaction from the competitive market place.


Entity that has legal possession, (ownership) of any interests, benefits or rights inherent to the real or personal property.

Terms and Conditions

The printed rules of the auction and certain aspects of the Purchase & Sale Agreement that are read and/or distributed to potential bidders prior to an auction

Tie Bids

When two or more bidders bid exactly the same amount at the same time and must be resolved by the bid-taker.


Failure to reach the reserve price or insufficient bidding.


RGM Real Estate Co.
43W987 Empire Road
St. Charles IL 60175

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