Single Seller/Multiple Property Auction (Portfolio Sale)
This format allows for an offering at a single location and time, or at regional locations at different times, for a single owner offering multiple properties.

Multiple Seller/ Multiple Property Auction
This format allows multiple sellers to pool their properties, creating a larger auction event. For a seller who has flexibility in terms of time, this format provides an economy of scale, allowing inclusion of smaller properties for attractive advertising contributions and brings together buyers for various properties to the same event in a synergistic way.

Sealed Bid Offerings
This format allows bidders to submit bids on pre-approved contract forms and the seller can accept or reject an offer.>

Sealed Bid Convertible
This format begins with a sealed bid program to identify the market segments and judge the depth of market. At sufficient market depths, the format may be converted to open outcry formats.

Essentially, there are four types of auctions: absolute auction (or auction without reserve); second a minimum bid auction known as a  reserve auction ,third a Subject to  Owner Confirmation Auction (no hard set reserve but subject to confirmation day of sale).Forth is a foreclosure auction. The characteristics of each type of auction are outlined below:

Absolute Auction:

• Property sells to the highest bidder, regardless of the price.
   
• Since sale is guaranteed, buyer excitement and participation are heightened.
   
• Generates maximum response from the market place, thereby being the only auction process to ensure attaining TRUE market value.
   
• Many sellers, including financial institutions and government agencies, have begun to use this method more frequently since an absolute action offers the best performance results of all.

 Reserve Auction:

• Auctioneer accepts bids at or above a published minimum price. This minimum price is usually stated in the brochure and advertisements.
   
• Reduces risk for seller if the seller wants a set price or will not sell. The sales price must be above a minimum acceptable level.
   
• Buyers know they will be able to buy at or above the minimum. The seller may, however, limit interest in the auction to only those buyers willing to pay the minimum bid price, and therefore it must be low enough to act as an inducement rather than a hindrance. It is not only difficult to set this lower figure, but there is a great risk of setting some form of anticipated value by using this figure.

• With a reserve auction a predetermined reserve price is set by the seller in the sales agreement with the auctioneer,the auctioneer may or may not be disclosed the reserve prior to the auction in his/her sole discretion,when the reserve price has been reached the seller by contract is fully obligated to sell the property at or above the agreed apon reserve price .
   
• if minimum bid is not reached, the seller reserves the right to accept or reject the highest bid within a specified time --anywhere from immediately following the auction up to 24 hours after the auction concludes.
   

Sold Subject To Owner Confirmation:

The Subject To Owner Confirmation format is often used, and benefits are seen by both sellers and buyers.The seller retains the ability to refuse an unsatisfactory bid, but remains open for a meeting of the minds the day of the auction. The seller will make a yes or no decision on the current high bid or may counter offer. The buyer has the opportunity to actable or reject the counter offer. If the buyer accepts  the new open bid, bidding resumes and a sucsefull  high bid is accomplished.

Foreclosure Auction:

• Mortgagor, through a legal procedure, forces the property to be sold thereby removing all existing deeds of trust on the property. This procedure, among other things, requires the sale to be promoted in the legal notices of the local newspaper several times prior to the sale and also requires the sale to take place within a time frame of several hours on a designated day on the courthouse steps. Although this procedure may resemble an auctioneer's method in some ways, it simply can be a legal maneuver to allow the existing mortgagor to reacquire the title of the property.
   
• An auctioneer's marketing strategy usually is much more detailed because the specific property is marketed throughout the community and other market areas. Advertisements, brochures and auction signs are utilized, along with soliciting as many bidders personally as possible. This marketing strategy entices the entire market place to be at the auction site, not on the courthouse steps, at a specific time, not within the time frame of several hours, to competitively bid among each other, attaining the TRUE market value.
   
• Any artificial bidding such as a foreclosure by a seller or a mortgagor to protect his/her interest has nothing to do with the TRUE value of the property. Artificial bidding can be a detrimental influence on the bidding of the market place itself, thereby diminishing the odds significantly that the property will sell for TRUE market value. Such practices are not looked upon favorably by the real estate auction industry.

How to Buy Real Estate at an Auction

Broker Price Opinions & Comparable Market Analysis

What’s it worth?  Do you know the value of your home? Not the appraised value.  Not the Estimated Market Value. But the true Market value…The truth is, until your home is sold, the market value is somewhat of an unknown.  

That’s why we offer services like BPO’s (Broker Price Opinions) and CMA’s (Comparable Market Analysis).  Using comparable sales and listings, and making adjustments for various factors, we help you in determining the window of value your property might be worth.  We also have a certified appraiser on staff which gives us access to a multitude of comparables and sales.