PROPERTY INFORMATION PACKAGE

ABSOLUTE REAL ESTATE AUCTION

52 St George Street, St. Augustine, Florida 32084

Thursday, February 20, 2020 @ 11:00 A.M.
Contact Jena Baker-Dennis
Gerealtyteam@gmail.com
www.gerealty.us
904.823.3456 Office
904.806-4274 Mobile

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 Disclaimer Statement
Absolute Real Estate Auction
Commercial/Residential Property
52 St. George Street
St. Augustine, FL. 32084
Thursday, February 20, 2020 @ 11:00AM ET

THIS PROPERTY INFORMATION PACKAGE HAS BEEN PREPARED SOLELY FOR

INFORMATION PURPOSES TO ASSIST A POTENTIAL BIDDER IN DETERMINING
WHETHER THEY WISH TO PROCEED WITH AN IN-DEPTH INVESTIGATION OF THE
PROPERTY. THE SELLER / DEBTOR, ITS AGENTS, & GREAT EXPECTATIONS
REALTY SPECIFICALLY DISCLAIM ANY REPRESENTATION OR WARRANTY,
EXPRESS OR IMPLIED, AS TO THE ACCURACY OR COMPLETENESS OF THIS
PROPERTY INFORMATION PACKAGE OR OF ANY OF ITS CONTENTS. ALL
FINANCIAL INFORMATION IS PROVIDED FOR GENERAL REFERENCE PURPOSES
ONLY. THE PROPERTY IS BEING SOLD IN "AS IS," "WHERE IS" CONDITION AS
OF THE DATE OF THE AUCTION THEREON. THE SELLER WILL MAKE NO
AGREEMENT TO ALTER, REPAIR OR IMPROVE THE PROPERTY. THE SELLER /
DEBTOR, & GREAT EXPECTATIONS REALTY DISCLAIM ANY WARRANTY,
GUARANTY OR REPRESENTATION, ORAL OR WRITTEN, PAST OR PRESENT,
EXPRESS OR IMPLIED, CONCERNING THE PROPERTY DISCUSSED IN THIS
PROPERTY INFORMATION PACKAGE. THE SELLER / DEBTOR, & GREAT
EXPECTATIONS REALTY, HAVE ONLY LIMITED KNOWLEDGE OF THE
CONDITION OF THE PROPERTY. THE PURCHASE OF THE PROPERTY WILL BE
BASED SOLELY ON A BUYER'S OWN INDEPENDENT INVESTIGATION AND
FINDINGS AND NOT IN RELIANCE ON ANY INFORMATION PROVIDED BY THE
SELLER / DEBTOR OR GREAT EXPECTATIONS REALTY.

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 Table of Contents

I. Executive Summary
a. Property Summary
b. History & Analysis of Property
c. Location Maps
d. Aerial/Property Photographs
e. Historical Photos
II. Survey & Elevation Certificate
III. Zoning Information
IV. Title Information & Commitment
V. General Terms & Conditions of Sale
VI. Real Estate Sales Contract

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 I. Executive Summary
A. Property Summary

Site Information 52 St. George Street St. Augustine, Fl. 32084

PROPERTY SIZE  .09 Acres/4105 Sqft Lot
 3,857 Sqft Building
 1st Floor Retail Space / 2nd & 3rd Residential/Office Space
via Fee Appraisal 1998
ZONING  HP-3; Historic Preservation 3
FLOOD ZONE  Zone AE
Per Saint Johns County Flood Zone Map
201 REAL ESTATE TAXES  $9,528.22
INFORMATION  Strap No. 197390-0000
 Tax Assessed Value $594,194
ACCESS / FRONTAGE  35+ Feet of St. George Street Frontage

LOCATION  Prime Location on one of the Oldest Streets in the US

 Nestled between St. George Street & Spanish Street in Heart of Historic
Downtown St. Augustine

UTILITIES  Electric - provided by Florida Power and Light

 Water / Sewer - provided by City of St. Augustine Utilities

AUCTION DATE/TIME  Thursday, February 20, 2020 at 11AM

AUCTION LOCATION  Onsite at 52 St George Street St. Augustine, Fl. 32084

AUCTION/PROPERTY  Coming from the North on Ponce de Leon Blvd, turn left onto
DIRECTIONS Orange Street, follow until you reach Spanish Street and turn
right. Property will be on your left.
SCHEDULED PROPERTY  Mon, Feb 3rd 10AM to 2PM, Thurs, Feb 13th 10AM to 2PM
TOURS  Wed, Feb 19th 11AM to 3PM, Or by Appointment Only

Initial Escrow Deposit:  A $100,000 Wire Transfer in US Funds to Paradise Title of St.
Augustine, LLC. The Total Deposit required on Auction Day from
winning bidder is 10% of Contract Price. Therefore, the Additional
Escrow Deposit required may be in the form of a Business or
Personal Check to Paradise Title of St. Augustine, LLC.
Disclaimer: The information above has been obtained from sources deemed reliable. While we do not doubt the accuracy, we have not verified it and
make no guarantee, warranty or representation about it. Any projections, opinions, assumptions or estimates used are for example only and do not
present the current or future performance of the property. It is your responsibility to independently verify the accuracy and completeness of the
information.

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 B. History & Analysis of Property

Rodriguez-Avero-Sanchez House

The Rodriguez-Avero-Sanchez House was built in 1762. It was

added to the U.S. National Register of Historic Places on April 16,
1971.

Fernando Rodriguez, sergeant in the Spanish Army at the Castillo

de San Marcos Fort, built his house on this site during the first
Spanish occupation (1565-1763). In 1760, he commissioned Juan
Perez, Master Builder, to add the northeast coquina room to his
earlier wooden house. Antonia Avero inherited this property from
Rodriguez in 1762 and fled to Cuba just before the British
occupation of St. Augustine.

After the twenty year British occupation (1763-1783) Antonia was

unsuccessful in reclaiming her "Little House of Stone." It was sold
at public auction to Juan Sanchez in 1791 during the second
Spanish occupation of St. Augustine.

Restoration of this house was begun in 1958 by Mr. and Mrs.

Walter Scott Grawbuck, directed by Mr. William Jordan Daniell.
The St. Augustine Historical Restoration and Preservation
Commission, a Florida State Commission, authenticated this site
and house historically and archaeologically in 1962. Its history
and building plans are registered in the Library of Congress by the
Historical American Building Survey.

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-
ARCHAEOLOOICAL AND ARCHITECTURAL INVESTIGATIONS AT 52 ST. GEO:OOE ST.

'!\lo archaeological investigations were undertaken in 1961-1962, following

an earlier architectural examination of the structure at 52 St. George Street. The
architectural examination was made in 196o as a part of the process of measuring and
recording the house for the Historical American Buildings Survey, under the direction
of Professor William A. Stewart of the University of Florida College of Architecture,
and the sponsorship of the St. Augustine Historical Restoration and Preservation Com­
mission. At that time the relationship of early masonry work to later wood construc­
tion was studied.

In November, 1961, Commission Archaeologist Robert H. Steinbach was able to

undertake a partial analysis of the floor area of the northeast room {A) during floor
repairs. The nineteenth century wood floor joists rested on bricks which in turn
rested on a badly dete1"lorated tabby floor. Cultural material here dates 1820-186o.

A second tabby floor was beneath this, resting on a crushed shell base, yielding
cultural material of the period 1770-1790. Six inches of sand below yielded a small
sample, tentatively datable 1700-1750.
A more thorough investigation of this room and the adjacent one to the south
was made possible in November, 1962, when twentieth century store windows were removed
from the east wall and all wood floors taken up. Evidence of an earth floor (below
two tabby floors) was uncovered, with a coquina threshold for its south door
(originally an exterior door).
The southeast room (B) had only one tabby floor, in superior condition,
indicating a short period of use and construction subsequent to Room A.
Additional doors to the street, and to the rear, were discovered in the
east and west walls of Room A, both added at the time of the top tabby floor, ca. 1790.

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C. Location Maps

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D. Aerial/Property Photographs

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E. Historical Photos

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 III. Zoning Information
Sec. 28-181. - Purpose.

The historical heritage of the city is one of its most valued and important assets. It is therefore the
purpose of the historic district regulations:
(1) To safeguard the heritage of the city by preserving the district(s) which reflect noteworthy
elements of the cultural, educational, social, economic, political and/or architectural history.
(2) To educate the citizen to realize, understand, and appreciate the city's rich heritage.
(3) To stimulate a greater awareness and sense of pride in the founding of the city and the
contributions it has made to the state and nation.
(4) To develop an atmosphere and feeling of old, historic St. Augustine by encouraging the
preservation and restoration of historic structures within the districts.
(5) To improve the environmental quality and overall livability of the historic section of St.
Augustine.
(6) To stabilize and improve property values in the district and to allow uses that encourage the
restoration and conservation of historic sites and structures.
(7) To promote the use and preservation of the district for the education, welfare and pleasure of
residents of St. Augustine and St. Johns County, and of the state and nation as well.
(8) That these aforementioned goals and objectives of the historic district be achieved and
implemented through the establishment of and enforcement of the general district guidelines
and specific district regulations.

(Code 1964, § 33-31)

Sec. 28-185. - Historic preservation district: HP-3.

Intent. This district is intended to provide a mix of commercial and residential uses that will
encourage the restoration and reproduction of historic structures and maintain the historic and pedestrian
scale of the neighborhood.
(1) Boundaries. This district is bounded as follows:
a. North. Commence at the intersection of Castillo Drive and Cordova Street; thence easterly
to San Marco Avenue; thence southerly along San Marco Avenue to the intersection of the
projection of a line running along the northern boundary of the Castillo de San Marcos
National Monument Reservation; thence easterly along this projection line to Matanzas
River or Bay.
b. East. Matanzas River or Bay.
c. South. Hypolita Street easterly to Charlotte Street; thence northerly along Charlotte Street
to Cuna Street; thence easterly along Cuna Street to the Matanzas River or Bay.
d. West. Cordova Street between Hypolita Street and Castillo Drive.
(2) Permitted uses and structures:
a. Single-family.
b. Multifamily.
c. Tourist homes and bed and breakfast inns.
d. Retail sales (excluding rental of motorized vehicles):
1. New.

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 2. Antique.
3. Souvenir.
4. Gift.
5. Craft such as specialty food stores (including beer and wine but not supermarkets),
clothing and toy and hobby shops, bookstore and newsstand, stationery and card
shops, leather goods and luggage, jewelry (including repair but not pawn shops), art
and photographic supplies, cameras, florist or gift shop, sundries and notions,
business office supplies, records and tapes, furniture, art supplies and similar uses.
e. Service. Restaurants with lounges; interior decorator; hair salon; photographic, art, craft,
dance or music studios; tailoring; catering and clothing rental.
f. Museums.
g. Professional and business offices.
h. Rooming and boarding houses.
i. Housing for the elderly.
j. Home office, private.
(3) Permitted uses by exception:
a. Fowl and hoofed animals in the area of HP-3 district bounded as follows: On the south by
Hypolita Street; on the east by Charlotte Street; on the north by Orange Street and Avenida
Menendez; on the west by Spanish Street; provided the fowl and hoofed animals are used
solely for display purposes in accordance with the purpose and intent of the historic district
regulations without any sale, resale or commercial use thereof.
b. Cocktail lounges, taverns.
c. Home occupations.
d. Hotels/motels/inns.
e. Special event venue as per section 28-347(8).
f. Hostels.

(Code 1964, § 33-34; Ord. No. 90-36, § 1, 2-11-91; Ord. No. 03-17, § 3, 6-23-03; Ord. No. 15-
02, § 1, 12-14-15; Ord. No. 16-06, § 3, 2-8-16)

Sec. 28-188. - Lot, yard and height requirements for historic preservation districts 1, 2 and 3.

(a) All new buildings or structures within these historical districts shall conform to the Architectural
Guidelines for Historic Preservation of the City of St. Augustine. New construction, whenever
practical, should conform to old foundation lines in order that the original scale and pattern of
development can be preserved.
(b) The following lot, yard and height requirements shall be applicable to new construction reflecting the
Colonial periods in historic preservation district 1 and to all new construction in historic preservation
districts 2 and 3:
(1) Minimum lot requirements:
a. Minimum lot width, thirty-five (35) feet.
b. Minimum lot area, one thousand seven hundred fifty (1,750) square feet.
(2) Maximum lot coverage by all buildings:

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 a. The lesser of seventy (70) percent or seven thousand (7,000) square feet.
b. Main structure, the lesser of two thousand five hundred (2,500) square feet or fifty (50)
percent of total lot size.
(3) Maximum and minimum yard requirements:
a. Front. Main building must be located on the street frontage. The main building shall not
exceed the lesser of eighty (80) percent of the lot width or forty (40) feet.
1. Secondary buildings which connect to a main building shall be set back the lesser of
forty (40) percent of total lot depth or forty (40) feet.
2. Main buildings on the same lot shall be separated by minimum of twenty (20) feet.
b. Rear. Three (3) feet minimum.
c. Side. Three (3) feet minimum, except that Spanish Colonial reproduction structures may be
located on the north property line when no windows or doors are located in the north
facade and there is a six-foot minimum setback on the south property line.
(4) Maximum height of structures:
a. No portion of peaked roof main buildings or structures shall exceed thirty-five (35) feet, two
and one-half (2½) stories. No portion of flat-roofed main buildings or structures shall
exceed thirty (30) feet, two (2) stories.
b. No portion of secondary buildings or structures and connections shall exceed fifteen (15)
feet.
(c) The following lot, yard and height requirements shall be applicable to new construction reflecting all
other architectural styles as permitted in the Architectural Guidelines for Historic Preservation or as
approved by HARB within the allowable list of styles in historic preservation district 1:
(1) Minimum lot requirements:
a. Minimum lot width, thirty-five (35) feet.
b. Minimum lot area, one thousand seven hundred fifty (1,750) square feet.
(2) Maximum lot coverage by all buildings:
a. All structures: The lesser of seventy (70) percent or seven thousand (7,000) square feet as
approved by HARB to be compatible with adjacent properties but not to exceed seventy
(70) percent maximum lot coverage.
b. Main structure: The lesser of two thousand five hundred (2,500) square feet or fifty (50)
percent of total lot size.
(3) Maximum and minimum yard requirements:
a. Front: Main building must be located between eighty-five (85) and one hundred fifteen
(115) percent of the average front setback distance from the front property line established
by the existing adjacent historic structures facing the same street. For the purpose of this
section, adjacent refers only to structures located along the same street or, for corner lots,
only to properties located along the streets which comprise the intersection.
1. When all of the buildings on a given block have an established front setback line, new
construction must maintain that existing setback line.
2. Secondary structures and garage apartment buildings must be located in the rear fifty
(50) percent of the lot.
b. Rear:
1. Five (5) foot minimum for one-story structures.

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 2. Ten (10) foot minimum for structures exceeding one story.
c. Side:
1. Three (3) feet or a distance within fifteen (15) percent of the average distance
between existing historic structures with the same intensity of scale and mass on the
block facing the same street, whichever is greater.
2. When all of the buildings on the block have the same side yard setback, new
construction must adhere to the established spacing pattern.
(4) Maximum height of structures:
a. No portion of peaked roof main buildings or structures shall exceed a height of thirty-five
(35) feet and two and one-half (2½) stories. No portion of flat-roofed main buildings or
structures shall exceed a height of thirty (30) feet and two (2) stories.
b. No portion of secondary buildings or structures and connections shall exceed a height of
fifteen (15) feet.

(Code 1964, § 33-39; Ord. No. 11-15, § 2, 10-24-11)

Sec. 28-189. - Satellite receiving antennas in historic preservation districts 1 through 5.

It shall be unlawful for any person to own, construct or place a television satellite receive-only
antenna in historic preservation districts 1 through 5 or any National Registry District of the City of St.
Augustine, Florida, in a manner that shall be visible from any public street, highway or way.

(Code 1964, §§ 23-8.1, 33-40; Ord. No. 03-17, § 7, 6-23-03)

Sec. 28-190. - Outdoor display or sale of merchandise.

Except as provided herein, the outdoor retail or wholesale sale or display of merchandise shall not
be a permitted use within HP-2 or HP-3 [districts]. As used herein the term "outdoor" shall mean any area
which is outside of the heated or cooled area of a building and visible from a public street. Provided,
however, that the outdoor display or sale of merchandise shall be permitted:
(1) In conjunction with and pursuant to any outdoor sale or display of merchandise authorized by
the city commission under section 22-6 of the Code of the City of St. Augustine, Florida; or
(2) When the display is limited to merchandise identical to that actually in stock and available for
purchase on the premises where the display is maintained, the display is limited in size to an
area no greater than five (5) feet high, three (3) feet wide, and three (3) feet in length and is not
located within six (6) feet of any other such display. No such display may be located within any
public right-of-way, mandatory building setback under this chapter or so as to interfere with any
fire exit required under any building code of the city. Any display rack, shelves or other device
used in conjunction with the display of merchandise shall be made of wood which shall have
either a natural finish or shall be painted only in colors which have been approved by the
historical architectural review board, or shall be made of brass, copper, bronze, nickel, tin or
iron; provided, however, that painted, polished, anodized or chromed metals shall be prohibited.

(Ord. No. 88-55, § 1, 8-22-88; Ord. No. 94-06, § 1, 3-14-94)

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IV. Title Information & Commitment

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 GENERAL TERMS AND CONDITIONS OF SALE
Real Estate Auction
52 St George Street
St. Augustine, Florida 32084
Thursday, February 20, 2020 @ 11:00AM

Please review this document (“Terms and Conditions”) carefully. In order to be eligible to bid on the
Property, a Bidder must sign their Acknowledgment and Acceptance of these General Terms and
Conditions of Sale, which will be incorporated into the Real Estate Sales Contract.

1. AUCTION DATE / PLACE / TIME:

The Auction (“Auction”) shall be held on Thursday, February 20, 2020, at 52 St George Street, St. Augustine, Florida
32084. The Auction will commence at approximately 11:00 A.M. E.T., and will be performed by Great Expectations
Realty.
2. MANDATORY BIDDER REGISTRATION:
All Bidders must wire into the Escrow Agent’s Escrow Account, an Initial Escrow Deposit of
$100,000.00 no later than 5:00 P.M. E.T., Wednesday, February 19, 2020. (Please contact Christina of
Paradise Title of St. Augustine LLC at 904-471-2553 for wiring instructions).
(a) Complete, sign and date the attached Bidder Registration and General Terms and Conditions of Sale
Packet.
(b) Complete and sign the Return of Initial Escrow Deposit Form.
(c) Return the above two (2) executed documents no later than 5:00 P.M. E.T., Wednesday, February 19, 2020 to
Great Expectations Realty, 2425 US 1 S St Augustine, FL 32086 (Phone: 904.823.3456; Email:
gerealtyteam@gmail.com).
(d) The required Initial Escrow Deposit, in the amount of $100,000.00 in U.S. Funds, must be wire transferred to
Paradise Title of St. Augustine, LLC. and verified by 5:00 P.M. E.T., Wednesday, February 19, 2020.
3. FINAL BID PRICE:
The final bid price for the Property shall be determined by competitive bidding at the Auction. The Property is being
sold “ABSOLUTE” to the highest Bidder with no minimum or reserve, which will determine Final Bid Price. The
Buyer’s Premium of 10% will be added to the Final Bid Price and will determine the Total Purchase Price. This is
subject to the Terms & Conditions of the Governing Documents.
4. TOTAL PURCHASE PRICE (FINAL BID PRICE PLUS 10% BUYERS PREMIUM), ESCROW DEPOSITS,
REAL ESTATE SALES CONTRACT:
If the Seller, by and through the Auctioneer, accepts a bid (“Successful Bid”) for the Property, then the successful
Bidder will be required to execute, as Buyer (“Buyer”), the Real Estate Sales Contract (“Contract”), which has been
previously furnished to Bidder in the Property Information Packet, immediately following the bidding and / or no
later than the conclusion of the Auction, with no changes / exceptions, and tender the Additional Escrow Deposit
so required. The Successful Bidder’s Initial Escrow Deposit stated in item 2 above has been delivered to Paradise
Title of St. Augustine, LLC. Attn: Christina Guyette as Escrow Agent, (“Initial Escrow Deposit”) and deposited into
their Escrow Account and held in escrow as a required deposit pursuant to the terms of the Contract.
5. ADDITIONAL ESCROW EQUAL TO 10% OF TOTAL PURCHASE PRICE DUE ON DAY OF AUCTION:
An Additional Escrow Deposit (“Additional Escrow Deposit”) equal to the difference between 10% of the Total
Purchase Price and the Initial Escrow Deposit, will be due immediately following the bidding and / or no later than
the conclusion of the Auction via a personal or business check in U.S. funds payable to Paradise Title of St.
Augustine, LLC. as Escrow Agent and held in escrow as a required escrow deposit pursuant to the terms of the
Contract.
EXAMPLE: If the Final Bid Price is $3,000,000, the Buyers Premium of $300,000 will be added to equal the Total
Purchase Price of $3,300,000. The Total Escrow Due Upon Successfully Winning the Bid would be 10% of
$3,300,000, which is $330,000. The Initial Escrow of $100,000 that was deposited prior to the auction would be
credited towards the Total Escrow amount due, making the Additional Escrow deposit Due $230,000 via Personal
or Business Check in US Funds by the Close of the Auction.
6. CLOSING AND PAYMENT OF TOTAL PURCHASE PRICE:
(a) The Closing (“Closing”) will be on or before Monday, March 23, 2020. The Closing will be coordinated through the
offices of the Settlement Agent; Paradise Title of St. Augustine, LLC, 2225 A1A South, Suite C-8, St. Augustine,
FL 32080-0320; Telephone: 904.471.2553; Facsimile: 904.209.6823.
(b) The Total Purchase Price will be due and payable by Buyer at Closing by Wire Transfer of immediately available
funds, pursuant to written instructions from the Settlement Agent. Buyer shall receive credit for the Initial Escrow
Deposit and the Additional Escrow Deposit, upon clearance, which shall be released from escrow and applied by
the Settlement Agent towards the Total Purchase Price at Closing.

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(c) Time shall be of the essence as to Buyer's obligations in these General Terms and Conditions and as described
in the Contract.
7. TITLE INSURANCE and ZONING:
(a) Seller will procure an Owner’s Title Commitment prior to closing and Policy after closing on the Property for the
Buyer. The premium for the Owner’s Title Policy shall be paid by the Seller. The Commitment has been
issued by the Settlement Agent from Chicago Title Insurance Company and will be updated prior to closing. Buyer
acknowledges he / she has previously reviewed and approved the Proforma Owners Title Commitment.
__________
Buyer Initial
(b) Except as provided for herein, it is understood and agreed that fee simple title to the Property is being sold to the
Buyer without representation or warranty and subject to the Permitted Exceptions.
(c) The Seller will convey title by a General Warranty Deed (“Deed”).
(d) Title to the Property will be subject to the exceptions set forth in the proposed Commitment (“Permitted
Exceptions”). Buyer agrees to take title to the Property subject to the Permitted Exceptions, among other matters
as described in these General Terms and Conditions of Sale and in the Contract. (e) Buyer agrees that the
Property is subject to all laws, ordinances, codes, rules and regulations of applicable governmental authorities
pertaining to the ownership, use and occupancy of the Property including, but not limited to, zoning, land use,
building codes and agrees to take title subject to such matters, and the following permitted exceptions: (i) all
covenants, restrictions, easements and agreements of record now on the Property; (ii) all liens for unpaid
municipal charges not yet due (iii) the state of facts which would be shown by a current survey or inspection of
the Property; (iv) any matter created by or through Buyer; (v) any title matters which Buyer has accepted or is
deemed to have accepted as set forth in the Contract; and (vi) such other matters that will not make the Property
unusable or unmarketable for commercial and / or residential purposes.
(f) Seller is not obligated to provide to Buyer any survey of the Property. In the event Buyer desires to obtain a survey
of the Property, Buyer will be solely responsible to obtain, and pay for, such survey without reducing the proceeds
of the Total Purchase Price payable to Seller at the Closing. Buyer shall not have the right to terminate the Contract
based upon the results of the survey or upon any survey which Seller may provide to Buyer.
8. INSPECTION OF PROPERTY PRIOR TO AUCTION:
(a) Bidder must register and agree to terms and conditions of sale before beginning any due diligence or inspections
on the property.
(b) Any costs incurred to inspect the property will solely fall upon the registered bidder and will not be reimbursed in
the event they are not the successful bidder/buyer.
(c) Bidder and all associated parties agree to hold harmless the Seller, Great Expectations Realty, and its agents or
representatives in the event of any injuries sustained while on the property or performing any due diligence or
inspections.
(d) Any damage done to the property during the inspection or due diligence period will be required to be repaired and
paid for by the registered bidder.
(e) Bidder and all associated parties agree that the information provided in the Property Information Package are to
be used as a guide, and not deemed accurate or correct. Seller & Great Expectations Realty make every effort to
provide information as accurate as possible, but ultimately the Buyer is responsible for verifying all information and
condition of Property, because the Property is being sold as-is with No Warranties or Guaranties, Expressed or
Implied.
9. BUYER’S ACKNOWLEDGEMENTS:
(a) The sale of the Property is an “All Cash” transaction and shall not be subject to any financing, other contingencies,
or post due diligence.
(b) The Seller, Crawbuck Homes Inc their representatives, attorneys, agents, and sub-agents, assume no liability for
errors or omissions in this or any other property listing or advertising or promotional/publicity statements and
materials. The Seller, Crawbuck Homes Inc and their representatives, attorneys, agents and sub-agents, make
no representation or guarantee as to the accuracy of the information herein contained or in any other property
listing or advertising or promotional/publicity statements and materials. Neither Great Expectations Realty nor the
Seller has any obligation to update this information. Neither Great Expectations Realty nor the Seller, their Agents
and Sub- Agents, attorneys, Escrow Agent and Settlement Agent, representatives, members, managers or
affiliates has any liability whatsoever for any oral or written representations, warranties, or agreements relating to
the Property except as is expressly set forth in the Contract.
(c) The Property is sold in its “AS IS AND WHERE IS” condition and with all faults and defects, with no
representations or warranties, express or implied. All Bidders are encouraged to inspect the Property prior to
placing any bid at the Auction and the Successful Bidder, as Buyer, acknowledges that it has had a reasonable
opportunity to inspect and examine all aspects of the Property and make inquiries of applicable governmental
authorities pertaining to such matters in connection with the Property as Buyer has deemed necessary or
desirable prior to the Auction. Bidders should review all applicable zoning, land use, code compliance,

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 environmental matters, physical condition, and any and all other governmental statutes, ordinances, rules, laws
and regulations and do such other due diligence in advance of execution of this document and all of the
accompanying documents in connection with the purchase of the Property (“Governing Documents”). Please
review all Governing Documents carefully, and seek the advice of an attorney.
(d) Competitive bidding is an essential element of an Auction sale, and such a sale should be conducted fairly and
openly with full and free opportunity for competition among bidders. Any conduct, artifice, agreement, or
combination the purpose and effect of which is to stifle fair competition and chill the bidding, is against public
policy and will cause the sale to be set aside. Collusion / Bid Rigging is a Federal Felony punishable by
imprisonment and fine. Great Expectations Realty will report all illegal conduct to the F.B.I. and cooperate with
any prosecution.
(e) The Property may be withdrawn from the Auction at any time without notice and is subject to prior sale.
(f) Seller, in its absolute sole discretion, reserves the right to amend, negotiate, modify, or add any terms and
conditions to these General Terms and Conditions of Sale, the Contract and to announce such amendments,
modifications, or additional terms and conditions at any time, including from the Auction Block.
(g) The highest bid shall be the Successful Bid only if same is acceptable to and accepted by Seller, by and through
the Auctioneer at the Auction, and as evidenced by Seller and the Successful Bidder, as Buyer, each executing
the Contract.
(h) Back-up bids will be received by Seller in Seller’s absolute discretion. Should the Property not close with the
Buyer or should the Buyer not comply with any term or condition of any document executed by Buyer in connection
with the Property, the Seller will have the option, but not the obligation, to pursue back-up bids.
(i) If you are unsure about anything regarding the Property or the Governing Documents, do not place a bid or
participate in the Auction. Review of the Governing Documents and all of the terms and conditions as well as a
review of the Property before making any bids is strongly recommended and you will be deemed to have done
so on execution of these General Terms and Conditions of Sale.
(j) The fall of the hammer and/or the term "Sold" as stated by the Auctioneer upon the acceptance of the Purchaser’s
bid at the close of the Auction is an acknowledgment that such bid is the highest bid, at which time it became a
binding agreement to purchase the Property. Whether such bid is accepted is subject to this Agreement, including
any announcements made by the Auctioneer. Thereafter, you may not withdraw your bid and you are obligated
to execute the Contract.
(k) The Buyer’s Executed General Terms and Conditions of Sale will be attached and made a part of the Contract.
In the event a conflict exists between the Contract and the General Terms and Conditions of Sale, then, (i) prior
to Buyer’s execution and delivery of the Contract, the terms of the General Terms and Conditions of Sale shall
govern and control and (ii) following Buyer’s execution and delivery of the Contract, the terms of the Contract
shall govern and control over the General Terms and Conditions of Sale.
10. ANNOUNCEMENTS:
Should the Auctioneer, in the Auctioneer’s sole discretion, materially change this Agreement or the Contract by way
of announcement from the Auction Block, such new language or modified terms shall supersede and take
precedence over all previously written or printed material in this Agreement or the Contract, and any other oral
statements made (“a Material Change Statement”); provided however that the Auctioneer shall not be authorized to
make any representation or warranty (express or implied) with respect to the Property. Any Material Change
Statement shall be repeated twice by the Auctioneer along with the phrase “this is a Material Change,” and
notwithstanding anything to the contrary contained herein, any oral statement made by the Auctioneer which does
not follow the process provided for in this sentence shall not be considered a Material Change Statement. The
Auctioneer has the sole and absolute discretion to make a Material Change Statement at the Auction, including but
not limited any announcements that may amend or alter the auction terms, conditions, or procedures that were
previously set forth in any written materials. In the event of a dispute over the bidding process or a Material Change
Statement, the Auctioneer shall make the sole and final decision and will have the right either to accept or reject the
final bid or re-open the bidding. Bidding increments shall be at the sole discretion of the Auctioneer.
11. TELEPHONE BIDDING:
Telephone Bidding will be accepted, subject to all terms and conditions of the Auction. Interested bidders must obtain
and sign the proper forms by contacting Great Expectations Realty and tender the required Initial Escrow Deposit in
advance of the Auction date.
12. DEFAULT:
If the Buyer fails to comply with any of these General Terms and Conditions of Sale, the Seller shall retain the
required Initial and Additional Escrow Deposits, which shall be considered fully earned and non-refundable, under
this Agreement and / or the Contract as liquidated damages and not as a penalty. The Escrow Agent must
immediately release the Initial and Additional Escrow Deposits upon request of the Seller. Buyer acknowledges and
understands that this provision is enforceable and shall not be deemed a penalty because the damages are not
readily ascertainable and generally impossible to calculate under the circumstances. Upon Default and notice of
same by Seller to Escrow Agent, Buyer understands and agrees to the immediate release of the Initial and Additional

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Escrow Deposit funds to the Seller by Escrow Agent without the requirement of further documentation or consent
from Buyer. ___________
Buyer Initial
13. REPRESENTATIONS:
All information was derived from sources believed to be correct, but is not guaranteed. Bidders shall rely entirely on
their own information, judgment, and inspection of the Property and records. Neither the Seller, Great Expectations
Realty it’s Agents and Sub-Agents makes any representation or warranties as to the accuracy or completeness of
any information provided. All sizes, dimensions, drawings are approximations only.
14. BROKER PARTICIPATION:
Should a Potential Buyer choose to be represented in a lawful relationship in the State of Florida by a Real Estate
Broker, The Buyer must identify the Broker prior to registering. The Broker must Register the Buyer at the time of,
or Prior to, the Buyer submitting the Completed Registration Packet to Great Expectations Realty. The Broker may
request a Broker Registration Form to accompany this packet.
15. ACKNOWLEDGMENT AND ACCEPTANCE:
The Undersigned Bidder acknowledges receipt of a copy of these General Terms and Conditions of Sale, and having
read and understood the provisions set forth therein, accepts same and agrees to be bound thereby. Facsimile or
electronic signatures will be treated and considered as original.
16. INDEMNIFICATION:
Buyer shall defend, indemnify, and hold harmless the Escrow Agent / Settlement Agent / Title Agent, its officers,
directors, employees and agents and the Auctioneer, Great Expectations Realty its officers, directors, employees,
and agents, from and against any and all claims, demands, causes of action, costs, liabilities, losses, damages, and
expenses (including reasonable attorneys and expert witness fees and expenses) (collectively, “Claims”), and by
whomever brought, to the extent arising out of or in any way related to (i) the sale of the Property, (ii) the performance
of the parties’ obligations under this Agreement; (iii) the physical condition and quality (and express or implied
representations regarding such condition and quality) of the Property or any portion thereof, (iv) any breach of these
General Terms and Conditions of Sale, Governing Documents, or the Contract; (v) any claim arising from the sale
of the Property; (vi) any claim arising from Buyer’s participation in the Auction; or (vii) any other act, omission or
representation by Buyer.
17. GOVERNING LAW /JURISDICTION/VENUE:
This Agreement shall be construed, enforced and governed by the laws of the State of Florida, without regard to
choice of law and similar doctrines. The parties consent to jurisdiction in the State of Florida and venue, for any
litigation arising out of this Agreement, shall lie exclusively in the courts of St. Johns County, Florida.
18. WAIVER OF JURY TRIAL:
EACH PARTY TO THIS AGREEMENT HEREBY KNOWINGLY, VOLUNTARILY AND INTENTIONALLY WAIVES
ANY RIGHT THEY MAY HAVE TO A TRIAL BY JURY IN RESPECT OF ANY LITIGATION BASED UPON THIS
AGREEMENT OR ARISING OUT OF, UNDER OR IN CONNECTION WITH THIS AGREEMENT OR ANY OTHER
AGREEMENT CONTEMPLATED AND EXECUTED IN CONNECTION HEREWITH, OR ANY COURSE OF
DEALING, COURSE OF CONDUCT, STATEMENTS (WHETHER VERBAL OR WRITTEN) OR ACTIONS OF ANY
PARTY HERETO.
19. ATTORNEY’S FEES:
If any action at law or in equity, including an action for declaratory relief, is brought to enforce or interpret any
provision or provisions of this Agreement, the prevailing party will be entitled to reasonable attorneys' fees and costs,
whether at the trial court and appellate level, in addition to all other costs associated with the action whether or not
the action advances to judgment, in addition to any other relief to which that party may be entitled.
20. ENTIRE AGREEMENT:
This Agreement embodies the entire agreement between the parties relative to the subject matter, and there are no
oral (except such oral statements as may be made pursuant to Section 10 hereof) or written agreements between
the parties, or any representations made by either party relative to the subject matter, which are not expressly set
forth herein. To the extent that any of the terms or provisions contained herein differs or conflicts with those contained
within the Contract, the Contract shall control.
21. AMENDMENT:
Except as expressly provided for in Section 10 hereof, this Agreement may not be amended except by a written
agreement executed by Seller and Bidder.

THE BIDDER ACKNOWLEDGES AND AGREES THAT THE BIDDER HAS READ ALL OF THE TERMS AND
CONDITIONS AND EACH OF THE TERMS AND CONDITIONS CONTAINED IN THE GOVERNING DOCUMENTS
AND AGREES TO BE BOUND TO SAME BY BIDDER’S SIGNATURE BELOW.

Bidder # (TBD) Bidder’s Signature Date Time

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 VI. Real Estate Sales Contract

REAL ESTATE SALES CONTRACT

Crawbuck Homes Co Inc (“Seller”), and ____________________________________(“Buyer”) hereby

agree that the Seller shall sell, and the Buyer shall buy the following described real property (the
“Property”) upon the terms and conditions hereinafter set forth in this Real Estate Sales Contract
(“contract”) and any Attachments to this Contract.

1. Legal description of Property located in St. Johns County, Florida

See Attached Exhibit “A”

A/k/a: 52 St George Street, St Augustine, Florida 32084; Strap No.: 197390-0000

2. Total Purchase Price and Payment (U.S. Currency):

A. Final Bid Price $_______________________

Plus Buyer’s Premium (10% of Final Bid Price) $_______________________

Total Purchase Price $_______________________

B. Initial Escrow Deposit (paid to Paradise Title of St. Augustine, LLC)

$__________100,000_______

C. Additional Escrow Deposit (paid to Escrow Agent/Settlement Agent with the execution
of this contract) $_______________________

D. Balance of Total Purchase Price (to be paid by wire transfer at Closing)

$_______________________
E. The Total Purchase Price will be adjusted by expenses, costs and prorations at closing.
F. This Contract is Not Contingent upon any matters of any kind including any post due
diligence, or Financing.

3. Closing Conditions:

A. The Closing (“Closing”) will be on or before Monday, March 23, 2020. The
Closing will be coordinated through the offices of the Settlement Agent; Paradise
Title of St. Augustine, LLC, 2225 A1A South, Suite C-8, St. Augustine, FL
32080-0320; Telephone 904.471.2553; Facsimile: 904.209.6823.
B. The Total Purchase Price will be due and payable by Buyer at Closing by Wire Transfer of
immediately available funds to Paradise Title of St. Augustine, LLC, (“Settlement Agent”),
pursuant to written instructions from the Settlement Agent. Buyer shall receive credit
for the Initial Escrow Deposit and the Additional Escrow Deposit, which shall be

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 released by Escrow Agent from escrow to Seller and applied by the Settlement Agent
towards the Total Purchase Price at Closing.
C. Time shall be of the essence as to: (i) Buyer’s obligation to deliver the Initial and
Additional Escrow Deposits and (ii) Buyer’s obligation to close and deliver the balance of
the Total Purchase Price on the date of Closing designated above.

4. Title
A. Seller will procure an Owner’s Title Commitment and Policy on the Property for
the Buyer. The premium for the Owner’s Title Policy shall be paid by the Seller. The
Commitment and Owner’s Title Insurance Policy shall be issued by the Settlement Agent
from Chicago Title Insurance Company. A copy of the proposed Commitment may be
attached to this contract.
B. Except as provided for herein, it is understood and agreed that fee simple title to the
Property being sold to the Buyer without representation or warranty and
subject to the Permitted Exceptions.
C. The Seller will convey title by a General Warranty Deed (the “Deed”).
D. Title to property will be subject to the exceptions set forth in the proposed Commitment
(“Permitted Exceptions”). Buyer agrees to take title to the Property subject to the
Permitted Exceptions.
E. Buyer agrees that the Property is subject to all laws, ordinances, codes, rules
and regulations of applicable governmental authorities pertaining to the ownership, use
and occupancy of the Property including, but not limited to, zoning, land use, building
codes and agrees to take title subject to such matters, and the following permitted
exceptions: (i) all covenants, restrictions, easements and agreements of record now on
the Property; (ii) all liens for unpaid municipal charges not yet due (iii) the state of facts
which would be shown by a current survey or inspection of the Property; (iv) any matter
created by or through Buyer; (v) any title matters which Buyer has accepted or is
deemed to have accepted as set forth in the Contract; and (vi) such other matters that
will not make the Property unusable or unmarketable for commercial and / or
residential Purposes.
F. Seller is not providing to Buyer any survey of the Property. In the event Buyer desires to
obtain a survey of the Property, Buyer will be solely responsible to obtain, and pay for,
such survey without reducing the proceeds of the Total Purchase Price payable to Seller
at the Closing. Buyer shall not have the right to terminate the Contract based upon the
results of the survey.

5. Expenses
A. All closing costs which are not required by law to be paid by Seller will be the
responsibility of, and will be paid by, the Buyer at the Closing. Without limiting
the foregoing, at the Closing, Buyer shall pay for (i) the cost of an owner’s and
loan policy of title insurance and related endorsements and all other expenses in
connection with Buyer obtaining a loan, (notwithstanding any of the references in this
paragraph to Buyer obtaining a loan, nothing contained herein shall be deemed to make
the Contract contingent in any manner on Buyer obtaining financing); (ii) settlement

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 fees charged by Settlement Agent; (iii) Buyer and Seller shall pay for their own
attorney’s fees and (iv) Seller shall pay for the documentary stamps on the deed.
B. Real estate taxes, utilities and other expenses of the Property shall be prorated
as of the date of Closing based on the last ascertainable tax bill with due
allowance made for maximum allowable discount.
C. All prorations, including, without limitation, prorations of any and all taxes, fees, utilities
and any and all other charges against the Property reflected on the settlement
statement executed by Seller are final. No adjustments or payments will be made by
Seller after Closing.
D. Compensation for GREAT EXPECTATIONS REALTY as commission ($_____________),
which is % of the Final Bid Price and shall be paid by Seller at Closing from Seller’s
proceeds received at Closing, if and only if the Closing occurs. Any and all such
commissions shall be paid only upon closing and funding of the Total Purchase Price.
E. Compensation for __________________________________________ (“Buyer’s
Qualifying Licensed Real Estate Broker”) as commission ($_________), which is
3% of the Final Bid Price and shall be paid by the Seller at closing from Seller’s proceeds
received at Closing, if and only if the Closing occurs. Any and all such commissions shall
be paid only upon Closing and funding of the Total Purchase
Price.
F. The parties each represent and warrant to the other that they have not dealt with
any real estate brokers, sales associate, licensee, or finders to whom a brokerage
commission is due other than as stated in subparagraphs’ 5.D. E. and F. above
(collectively "Broker"). If a claim for commission in connection with this transaction is
made by any broker, sales associate, licensee or finder claiming to have dealt through or
on behalf of one of the parties hereto other than Broker, such party shall indemnify,
defend and hold the other party hereunder harmless from and against all liabilities,
damages, claims, costs, fees and expenses (including reasonable attorneys’ fees and
court costs at trial and all appellate levels) with respect to said claim for commission or
other payment of any kind whatsoever. The provisions of this paragraph shall survive
the Closing or any earlier termination or cancellation of the Contract notwithstanding
any provision hereof to the contrary.

6. Special Clauses:

A. When executed by Seller and Buyer, this Contract shall be binding on all parties,
their heirs, personal representatives, successors, and assigns.
B. Paradise Title of St. Augustine, LLC, as Escrow Agent / Settlement Agent shall
hold deposits in escrow pending the Closing in a non-interest bearing account. It is
agreed that the duties of the Escrow Agent / Settlement Agent are only as herein
specifically provided and purely ministerial in nature, and the Escrow Agent / Settlement
Agent shall incur no liability whatever except for willful misconduct or gross negligence,
as long as the Escrow Agent / Settlement Agent have acted in good faith. The Seller and
Buyer each release the Escrow Agent / Settlement Agent from any act done or omitted
to be done by the Escrow Agent / Settlement Agent in good faith in the performance of

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 its duties hereunder, except the parties shall not release Escrow Agent / Settlement
Agent from willful misconduct or gross negligence.

If the Buyer fails to comply with this Real Estate Sales Contract, the Seller shall
retain the required Initial and Additional Escrow Deposits, which shall be considered
fully earned and non-refundable, under this Contract as liquidated damages and not as
a penalty. The Escrow Agent / Settlement Agent must immediately release the Initial
and Additional Escrow Deposits upon request of the Seller. Buyer acknowledges and
understands that this provision is enforceable and shall not be deemed a penalty
because the damages are not readily ascertainable and generally impossible to
calculate under the circumstances. Upon Default and notice of same by Seller to
Escrow Agent / Settlement Agent, Buyer understands and agrees to the immediate
release of the Initial and Additional Escrow Deposit funds to the Seller by Escrow
Agent/Settlement Agent without the requirement of further documentation or consent
from Buyer. The provisions of this Paragraph 6.B. shall survive closing or any earlier
termination of this contract.
C. If Buyer fails to perform under this Contract, then, as Seller’s sole and exclusive remedy
under this Contract, the Settlement Agent is hereby irrevocably immediately directed
and instructed that the Initial Escrow Deposit and if delivered by Buyer, the Additional
Escrow Deposit shall be forfeited and paid over to Seller as agreed liquidated damages
in order to compensate Seller for the damages caused by such breach and not as a
penalty.
D. In the event of Seller’s default under this Contract, Buyer’s sole remedies shall
be (i) to receive the return of Buyer’s Escrow Deposit(s), at which time the Contact shall
cease and terminate and Seller and Buyer shall have no further obligations, liabilities or
responsibilities to one another; or (ii) Buyer must file an action within sixty
(60) calendar days to seek specific performance of Seller’s obligation under this
Contract. Buyer shall not have any claim against Seller (nor shall Seller be liable) for
damages (actual, special, punitive or otherwise) and hereby waives any such claims.
E. In the event any litigation arises under this Contract, the prevailing party shall be
entitled to recover from the non-prevailing party all of their reasonable attorney’s fees,
court costs, and expenses, including those incurred on appeal. The provisions of this
section shall survive closing or earlier termination of this Agreement.
F. The risk of loss or damage of such property by fire shall remain with the Seller
up to the time of the Closing and thereafter, on and after the Closing, by the Buyer.
G. The Escrow Agent/Settlement Agent receiving deposit funds or equivalent is authorized
and agrees by acceptance of them to deposit them promptly, hold
same in escrow and, subject to clearance, disburse them in accordance with terms and
conditions of this Contract. Failure of funds to clear shall not excuse Buyer’s
performance.
H. The Buyer’s Executed General Terms and Conditions of Sale are attached hereto and
made a part of this Contract. In the event a conflict exists between
this Contract and the General Terms and Conditions of Sale, then: (i) prior to Buyer’s
execution and delivery of this contract, the General Terms and Conditions

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 of Sale shall govern and control over this contract; or (ii) after execution of this
contract by both Buyer & Seller, the terms of this contract shall control.
I. The Property is sold in “AS IS WHERE IS” condition and with all faults and
defects, with no representations or warranties of Seller expressed or implied. The “AS
IS” Rider attached hereto as Exhibit “C” is hereby incorporated into this Contract and
made a part hereof for all purposes.
J. This Contract is only assignable to an entity solely owner by Buyer and its
present principals.
K. See Disclosures attached hereto as Exhibit “B” and made a part hereof.
L. This Contract may be executed in counterparts, each of which shall be deemed
an original, but all of which together shall constitute one and the same Contract.
This Contract shall not bind Seller or Buyer as an offer or Contract unless a full
executed counterpart of this Contract is delivered by Buyer and Seller.
Signatures to this Contract transmitted by facsimile transmission, by electronic mail in
“portable document format” (“.pdf”) form, or pictorial appearance of a
document, will have the same effect as physical delivery of the paper document
bearing the original signature.
M. The transmittal of an unexecuted draft of this document for purposes of review
shall not be considered an offer to enter into this Contract until executed by
Seller and Buyer.
N. This Contract and the rights and obligations of the parties hereunder shall in all
respects be construed, interpreted, enforced and governed by and in accordance with
the laws of the State of Florida. The parties
hereby agree that all actions or proceedings initiated and arising directly or indirectly
out of this Contract and any related documents shall be litigated solely in the courts
situated in St. Johns County, Florida. Buyer and Seller waive any claim that the courts
situated in St. Johns County, Florida, are an inconvenient forum or an improper forum
based on lack of venue.
O. THE PARTIES HEREBY IRREVOCABLY WAIVE THEIR RIGHTS TO A TRIAL BY JURY WITH
RESPECT TO ANY CLAIM OR CONTROVERSY ARISING OUT OF OR RELATED TO THIS
CONTRACT.
P. If any provision of this Contract is held or rendered illegal or unenforceable, it
shall be considered separate and severable from this Contract and the
remaining provisions of this Contract shall remain in force and
bind the parties as though the illegal or unenforceable provision had never been
included in this Contract.
Q. Buyer shall not record this Contract or any memorandum of its terms. The
buyer hereby indemnifies and holds the Seller and Great Expectations Realty harmless
for all loss, cost or expense, including, but not limited to, attorneys’ fees and costs
through all trial and appellate levels for Buyer’s breach of this covenant. The
provisions of this Section 6. Q. shall survive any termination of this Contract.

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IN ACCEPTANCE OF THESE ABOVE TERMS AND CONDITIONS, SELLER AND BUYER HERETO AFFIX
THEIR SIGNATURES. FACSIMILE OR ELECTRONIC SIGNATURES SHALL BE TREATED AS ORIGINALS.

Seller: Crawbuck Homes Co Inc

Dated: _______________________ By: ____________________________________

__________________________________________________________________________________
Address City State Zip Telephone Facsimile

_____________________________ _______________________________________
Dated Buyer

_____________________________ _______________________________________
Dated Buyer

__________________________________________________________________________________
Address City State Zip Telephone Email

Escrow Deposits under Paragraph 2 received if other than cash are subject to clearance by Paradise Title of St.
Augustine, LLC, (Escrow Agent/Settlement Agent).

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 Exhibit "A"
LEGAL DESCRIPTION
The Land is described as follows:

Commence at an iron pipe being the intersection of the north line of Cuna Street with the east line of Spanish
Street; run thence a distance of 159 feet along and with the east line of said Spanish Street to an iron pipe; run
thence easterly and along the north line of a property now or formerly of Wainright a distance of 75.1 feet to an
iron pipe; run thence southerly a distance of 1.8 feet for the point of beginning of the land herein described, to an
iron pipe, being the southwest comer of a Johnstone property, run thence easterly along and with the south line of
the Johnstone property a distance of 66.6 feet; run thence northerly along the Johnstone propery a distance of 0.6
feet; run thence easterly along the Johnstone propery a distance of 24.7 feet; run thence northerly along the said
Johnstone propery a distance of 2.55 feet; run thence easterly along the Johnstone property a distance of 34.7 feet
to an iron pipe located on the west side of St. George Street, and being the southeast comer of the Johnstone
property; run thence southerly along and with the west line of St. George Street a distance of 34.5 feet to an iron
pipe being situated at the center of a common wall between the land herein described and that of the St.
Augustine Historical Society; then along the center of said common wall in a generally easterly direction to the
northwest comer of the land of the St. Augustine Historical Society, a distance of 72.8 feet; thence continue
westerly a distance of 29.7 feet to an iron pipe in the east line of the land of Wainright; thence run northerly
along and with the east line of the Wainright propery a distance of 29.5 feet to the point of beginning of the land
herein described.
Together with an easement for ingress and egress across a part of Lot 12, Block 12, as shown upon the official
map of City of St Augustine, Florida, filed June 1923; said easement having been reserved and better described
in Deed Book 218, page 33, public records of St. Johns County, Florida.

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 Exhibit "B"

DISCLOSURES
Under the laws of the State of Florida, each prospective Buyer is hereby advised as follows:

(a) Radon Gas. Radon is a naturally occurring radioactive gas that, when it has accumulated in a
building in sufficient quantities, may present health risks to person who is exposed to it over time. Levels of
radon that exceed federal and state guidelines have been found in buildings in Florida. Additional information
regarding radon and radon testing may be obtained from your county public health department. The foregoing
notice is provided in order to comply with state law and is for informational purposes only. Seller does not
conduct radon inspection with respect to the Property, and specifically disclaims any and all representations
or warranties (express or implied) as to the absence of radon in connection with the Property.

(b) Mold, Mildew and Other Biological Toxins Disclosure. Under the laws of the State of Florida,
Buyer is hereby advised that Mold, mildew and other biological toxins are found both indoors and
outdoors. The presence of mold, mildew and other biological toxins may cause property damage
or health problems. Additional information regarding mold, mildew and other biological toxins and
inspections related thereto may be obtained from your county public health unit or a professional trained
in that field. The foregoing notice is provided in order to comply with state law and is for informational
purposes only. Seller does not conduct mold, mildew or other biological toxins inspections with respect to the
Property, and specifically disclaims any and all representations or warranties (express or implied) as to the
presence or absence of mold, mildew or other biological toxins in connection with the Property.

(c) Property Taxes. BUYER SHOULD NOT RELY ON THE SELLER’S CURRENT
PROPERTY TAXES AS THE AMOUNT OF PROPERTY TAXES THAT THE BUYER MAY BE
OBLIGATED TO PAY IN THE YEAR SUBSEQUENT TO PURCHASE. A CHANGE OF
OWNERSHIP OR PROPERTY IMPROVEMENTS TRIGGERS REASSESSMENTS OF THE
PROPERTY THAT COULD RESULT IN HIGHER PROPERTY TAXES. IF YOU HAVE ANY
QUESTIONS CONCERNING VALUATION, CONTACT THE COUNTY PROPERTY APPRAISER’S
OFFICE FOR INFORMATION.

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 Exhibit "C"
AS IS RIDER
Buyer represents and warrants to Seller that Buyer has examined and investigated to Buyer's full satisfaction
the Property, and that except as otherwise expressly set forth in this Contract, Seller has not made any
warranties or representations (express or implied) concerning the Property or any portion thereof. Buyer
acknowledges and agrees that except as otherwise expressly set forth in this Contract the Property is being
transferred in its "AS IS" “WHERE IS” with all faults and defects condition and Seller has not made, does not
make, and specifically negates and disclaims any representations, warranties, promises, covenants, contracts,
or guaranties of any kind or character whatsoever, whether express or implied, oral or written, past, present, or
future, of, as to, concerning, or with respect to (a) the value, nature, quality, or condition of the Property,
including, without limitation, the water, soil, and geology, (b) the income to be derived from the Property, (c)
the suitability of the Property for any and all activities and uses which Buyer may conduct thereon, (d) the
compliance of or by the Property or its operation with any laws, rules, ordinances, or regulations of any
applicable governmental authority or body, including, but not limited to, compliance with any special use
permits or developments of regional impact, (e) the habitability, merchantability, marketability, profitability,
or fitness for a particular purpose of the Property, (f) the manner or quality of the construction or materials
incorporated into the Property, (g) the manner, quality, state of repair, or lack of repair of the Property, (h) the
existence of hazardous materials, mold, mildew, other biological toxins or governmental requirements at the
Property, (i) the existence, quality, nature, adequacy, or physical condition of any utilities serving the
Property, (j) the development potential of all or any part of the Property, (k) any leases or occupancy
agreements affecting the Property, (l) merchantability or habitability of the Property or (m) any other matter
with respect to the Property, and specifically, that, except as otherwise expressly set forth in this Contract,
Seller has not made, does not make and specifically disclaims any representations regarding concurrency, or
compliance with any special use permits, developments of regional impact, environmental protection,
pollution, or land use laws, rules, regulations, orders, or requirements, including the existence in or on the
Property of hazardous materials.

Any special assessments, municipal assessments or liens that are due or incurred after Closing will be the
responsibility of the Buyer. Seller shall not be required to comply with or bring the Property into compliance
with any regulations of any governmental authority, close out any open permits or cure any code enforcement
violations and Buyer expressly assumes all responsibility for same.

Except as otherwise expressly set forth in this Contract, Buyer further acknowledges and agrees that having
been given the opportunity to inspect the Property, Buyer is relying solely on its own investigation of the
Property and not on any information provided or to be provided by Seller and, by Closing and taking title to
the Property, the Buyer shall be deemed to have accepted the Property "As Is" "Where Is" with all faults and
defects and waived all objections or claims against Seller or Seller’s members, officers, directors,
shareholders, employees, members, managers, partners, attorneys, and agents (including, but not limited to,
any right or claim of contribution) arising from or related to the Property or to any hazardous materials or
biological toxins in, on or under the Property and any claim it has, might have had, or may have against Seller
with respect to the condition of the Property, either patent or latent. Buyer further acknowledges and agrees
that any information provided or to be provided with respect to the Property was obtained from a variety of
sources and that Seller has not made any independent investigation or verification of such information and,
except as otherwise expressly set forth in this Contract, makes no representations as to the accuracy or
completeness of such information. Except as otherwise expressly set forth in this Contract, Seller is not liable
or bound in any manner by any verbal or written statements, representations, or information pertaining to the
Property, or the operation thereof, furnished by any real estate broker, agent, employee, servant, or other
person. Buyer further acknowledges and agrees that, except as otherwise expressly set forth in this Contract, to
the maximum extent permitted by law, the sale of the Property as provided for herein is made on an "AS IS"
Page 56 of 57
“WHERE IS” condition and basis with all faults and defects.
Except as otherwise expressly set forth in this Contract, Seller is not liable or bound in any
manner by any verbal or written statements, representations, or information pertaining to the
Property, or the operation thereof, furnished by any real estate broker, agent, employee, servant, or
other person. Buyer further acknowledges and agrees that, except as otherwise expressly set forth in this
Contract, to the maximum extent permitted by law, the sale of the Property as provided for herein is made
on an "AS IS" “WHERE IS” condition and basis with all faults and defects.

Except as provided elsewhere in this Contract, upon closing, buyer shall assume the risk that adverse
matters, including but not limited to, construction defects and adverse physical and environmental
conditions, may not have been revealed by buyer’s investigations, and buyer, upon closing, shall be
deemed to have waived, relinquished and released seller and Great Expectations Realty (and seller’s
officers, directors, shareholders, employees and agents, direct and indirect subsidiaries, parents,
affiliates, brother-sister entities, and its and their officers, directors, shareholders, members, partners,
employees, agents, heirs, trustees, beneficiaries, personal representatives, successors and assigns)
(collectively, the “released parties”) from and against any and all claims, demands, causes of
action(including causes of action in tort), losses, damages, liabilities, costs and expenses (including
reasonable attorneys’ fees) of any and every kind or character, known or unknown, which buyer
might have asserted or alleged against the released parties at any time by reason of or arising out of any
latent or patent construction defects or physical conditions, violations of any applicable laws and any and
all other acts, omissions, events, circumstances or matters regarding the property except for any breach of a
representation or warranty under this Contract which is not otherwise waived pursuant to the express terms of
this Contract.

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