Three Bedroom, Two Bath Home For Sale Arapaho, Custer County

Pre-Auction offers will be considered. (See terms #24) Three Bedroom, Two Bath Home For Sale - Arapaho, Custer County, OK This property auction features a three bedroom, two bath home located at 903 B Street in Arapaho, Custer County, Oklahoma. The property offers a single-story residence with attached two car garage and a separate storage building on 2.5 lots in the Custer County seat. This property will be sold in an online auction ending September 8th at 6:00 PM CST. Property Details The property at 903 B Street consists of a 1,697 square foot home on 2.5 lots totaling approximately 19,187 square feet. The home features three bedrooms, two bathrooms, a mud room, and an attached two car garage. A 240 square foot storage building sits on the property. House Construction The house includes composition shingle roofing, wood and brick veneer exterior, and slab on grade poured concrete foundation. The single-story floor plan encompasses three bedrooms and two bathrooms across 1,697 square feet. The home is served by a central forced air natural gas heating system and central air conditioning. The home has 200 amp electrical service. A Navien tankless water heater is installed in the laundry area. The property is served by City of Arapaho water and sewer, Summit electric, and ONG natural gas. Interior Features The home has undergone substantial renovation and is offered in an unfinished state. Completed work includes granite countertops throughout the kitchen, mud room, and east bathroom, fresh paint and trim, luxury tile plank flooring in the main living areas, luxury vinyl plank flooring in the bedrooms, and updated light fixtures. The open floor plan connects the living area, dining space, and kitchen. A free-standing wood burning stove sits on a raised brick hearth with corrugated metal accent walls. Two floor-to-ceiling built-in bookcases flank the stove wall. French doors open to the patio, and a large window bank brings natural light into the living space. The kitchen features granite countertops, wood cabinetry, a stainless built-in wall oven, gas cooktop, dishwasher, and a porcelain drainboard sink with bridge faucet. A separate granite-topped work counter runs along the opposite wall. Two bathrooms serve the home. The east bathroom has fixtures and finishes largely in place, including a granite vanity with vessel sink, tub and surround, and tile flooring. The west bathroom is framed and plumbed and awaits completion. Remaining flooring, trim, and additional finish materials to complete the project convey with the real estate. Garage, Storage Building, and Outdoor Features The property includes an attached two car garage with mechanized overhead door and functioning opener. A 240 square foot storage building provides additional storage space. A large concrete patio extends along the rear of the home, and a private patio adjoins the main bedroom. Block and railroad tie retaining walls define the landscaped areas. Brick and stone materials on site convey with the property. Mature shade trees surround the home. Concrete driveway with additional poured parking areas provides access from B Street. Land Features and Terrain The property encompasses 2.5 lots within Arapaho city limits, approximately 19,187 square feet. The terrain has a moderate slope. The lots sit in the Arapaho Original addition with street frontage on B Street. Chain link and wood fencing enclose portions of the property. Arapaho is the county seat of Custer County, located one block east of US Highway 183 and approximately five miles north of Clinton. Legal & Location Details Legal Description: Arapaho Original, All of Lots 3-4 & E37.50' of Lot 5 (Irreg), Block 35, Township 13N, Range 17W, Section 25, Custer County, Oklahoma Street Address: 903 B Street, Arapaho, OK 73620 Parcel ID: 200007309 Mineral Rights: Surface rights only; mineral rights are excluded from the sale.

The online auction will begin to close on Tuesday, September 8, 2026, at 6:00 PM CST. A 10% buyer's premium will be added to the bid price. The contract price will be equal to the bid price plus the Buyer's Premium. Pre-Auction offers will be considered. (See terms #24) 1. To be approved as an online bidder, a signed copy of these "terms and conditions" along with a signed bidder's certification shall be received prior to the closing of the auction and approved by the auction office. Bidders may be required to provide a photocopy of a valid state-issued identification at the auction company's sole discretion. Bidders may be subject to a deposit in order to participate. The deposit is fully refundable to non-winning bidders. 2. Auctioneer reserves the right to waive any and all requirement and/or require additional documentation prior to allowing a bidder to participate in the auction. 3. The bidder is exclusively and solely responsible for any and all bids placed through their registered bidder ID. Bidders must not share or disclose their passwords to anyone. 4. Bidding increments shall be determined at the sole discretion of the auctioneer and will be posted on the bidding website. This auction utilizes a soft close option, which means if a bid is placed within the last few moments prior to the auction item ending, the time is automatically extended for an additional 2 minutes. This process continues until all bidding ceases. 5. Property will be sold subject to personal representative and district court confirmation. The Bidder expressly agrees that the bidder has inspected the property, or has had the opportunity to inspect the property, and is aware of the flaws, if any, and is fully prepared to pay for this purchase in full at closing time. a) The sale shall not be contingent upon the sale of any other property, nor shall it be contingent upon financing in any manner. b) Bidder assumes all liability for the inspection process, including releasing the seller and the auctioneer from any claim of injury or harm during the inspection. c) A failure by the bidder to inspect the property shall not be grounds to terminate or void any contract. 6. It is the Purchaser's sole responsibility to: a) perform all inspections (legal, environmental, economic, or otherwise) of the property and to be satisfied as to its condition prior to bidding b) review all property information and due diligence materials c) independently verify any information they deem important including information available in public records d) inquire of public officials as to the applicability of and compliance with land use and environmental laws, zoning, building and health & safety codes and ordinances and any other local, state, or federal laws and regulations. 7. All information contained in the website and all promotional materials, including but not limited to, photographs, directions, acreage, square footage, dimensions, zoning, maps used for promotion, environmental conditions, taxes, etc., was provided by or on behalf of the Seller and is believed to be correct; however, neither the Seller nor the Auctioneer makes any promise, representation, guarantee, or warranty as to the accuracy or completeness of such information. 8. This property is being sold "As-Is" with no warranties express or implied, unless specifically stated. 9. Property included in the sale is the real estate only or as listed in the property description. Unless specifically listed, no personal property will transfer with the sale of the real property. 10. Buyer's Premium: A ten percent (10%) buyer's premium will be added to the final accepted bid and charged to the buyer to determine the final sales price. For example, a top bid of $100,000, plus a 10% buyer's premium will result in a sales price of $110,000.00. 11. The down payment will be payable to Custer County Abstract Company. Payment shall be made by direct wire transfer or certified funds within two (2) business days. 12. Real Estate Taxes: The taxes will be prorated to the day of closing. 13. Closing: a) Closing shall take place at the office of Custer County Abstract Company, 631 N 6th St., Clinton, OK 73601 b) Closing fees will be split between the buyer and the seller. c) Closing will be held on or before 3:00 PM, November 9, 2026. 14. Possession of property will be given at closing. 15. The Successful Bidder shall execute a "Real Estate Auction Contract of Sale" for the property immediately after being declared the Successful Bidder by the Auctioneer. 16. Each potential Bidder is responsible for conducting at their own risk, their own independent inspections, investigation, and due diligence concerning the property. 17. United Country Heard Auction & Real Estate, and their representatives are exclusive agents of the Seller. There is no buyer's agency. There is no duty from the Auctioneer to the buyer. 18. All announcements made up to the final close of the Auction bidding take precedence over all advertising, oral or printed material. 19. All marketing information and PIP materials were gathered from reliable sources and are believed to be correct as of the date they were published; however, the seller or auctioneers have not independently verified this information. Auction plats and drawings are not to be relied on and are for representation purposes only. Its accuracy is not warranted in any way. There is no obligation on the part of the Seller or Auctioneer to update this information. 20. Online Auction Technology (Disclaimer): Under no circumstances shall Buyer have any kind of claim against United Country Heard Auction & Real Estate, LLC, Broker of record, or anyone else, if the Internet service fails to work correctly before or during the auction. Online bidding is subject to technological faults and issues which are outside the control of the auction company. Bidder(s) are encouraged to use the "Maximum Bid" feature on the bidding platform and lock in their maximum bid amount if they are concerned about technology failure during the auction. The SELLER and/or Auction Company reserves the right to "pause" the online auction bidding in the event of any internal or external technology failure, to preserve the integrity of the auction event and maintain a fair and impartial bidding environment. 21. Disclaimer: Bidders are advised to independently verify all information they deem important. This property is being sold "As-is, Where-is" and with "All Faults" whether known or unknown, presently existing or that may hereafter arise. The Seller and Auctioneer have not made, do not make and will not make, and hereby disclaim, any representation or warranty, whether expressed or implied or statutory, whether oral or written, with respect to the Property, including, without limitation, any warranty as to its value, condition, acreage, square footage, state of repair, structural integrity, habitability, suitability, merchantability, marketability, operability, visibility, zoning or subdivision regulations, mineral rights, environmental condition or fitness for a particular use or purpose. No Guarantees are given as to the availability of utilities or accesses, the permitted or allowable use of the Property. Buyer agrees to take full responsibility of investigating the property and not rely on any information provided or to be provided by seller or broker or auctioneer. Buyer further acknowledges and agrees that any information provided by or on behalf of seller with respect to the property including, without limitation, all information contained in any property information package previously made available to buyer by seller and broker was obtained from a variety of sources and that seller and broker and auctioneer have not made any independent investigations or verification of such information and make no representation as to the accuracy or completeness of such information. 22. Neither the Seller, its attorneys, any broker, nor the Auctioneer, shall be liable for any relief including damages, rescission, reformation, allowance, or adjustments based on the failure of the Property including, but not limited to, amount of acreage, square footage, zoning, and environmental condition to conform to any specific standard or expectation, or any third-party documents of information. 23. Auctioneer's Agency Disclosure: The Auctioneer is acting as the agent for Seller and has completed a separate agreement with the Seller. 24. Pre-Auction Offers: As an agent for the Seller, the Auctioneer must present any and all bona fide written offers to the Seller, which may be created outside of the online bidding platform. Therefore, all properties are subject to pre-auction sales. Pre-auction offers must meet all of the auction terms and conditions and must be submitted to the Auctioneer on the Auction Real Estate Sales Contract, along with the required down payment. Properly submitted offers will be presented to the Seller in a timely manner. Seller may accept or reject such offer at their sole and absolute discretion. When a pre-auction offer is submitted, all properly registered online bidders will be notified that "an offer" has been submitted and on which specific property, however the amount of the offer shall remain confidential. All pre-auction offers must allow a minimum of 24 hours for seller's acceptance. 25. Court Confirmation: This sale is made subject to confirmation by the District Court of Custer County in the matter of the estate of Dawn A. Green-Largent, deceased, and the Contract shall be null and void and of no further force and effect if the sale of the Property to Buyer is not confirmed by the court in said cause. The personal representative shall initiate proceedings to confirm this sale as soon as practical after this Contract has been signed by all parties. Notice of the confirmation hearing will be mailed to Buyer at the address set forth herein. In the event the sale to the Buyer is not confirmed by the probate court, the closing agent is hereby authorized to return the down payment to Buyer. For questions call Cadence Richeson, at (580) 323-6120.