Real Estate Two70

One contract, filled out

A made up Rexburg deal, written the way we write them, in the order you fill the form. Every blank has an answer. Where the answer is N/A, you can see the N/A.

This is a teaching example, not a real transaction and not a copy of the RE-21. It shows what we put in each blank. The form itself is the Idaho REALTORS RE-21 and it controls. Print this and keep it next to you the first few times you write one.

Property
1247 E 7000 S, Rexburg, Madison County, 4.2 acres, well and septic, one irrigation share
Buyers
Daniel R. Craddock and Alyssa M. Craddock, husband and wife
Our side
We represent the buyers. Another brokerage has the listing.
Price
$525,000, conventional loan
Accepted
Friday, August 21, 2026
Closing
Friday, September 25, 2026
The wall
Friday, September 18, 2026
Page 1

Who, what, how much, and where the money comes from

The densest page on the form. Everything here gets settled before you start typing, not while you type.

HeaderID number and date
2168214  ·  August 21, 2026
MLS number, and the date the offer is written. Both repeat in the header of pages 2 through 10.
HeaderListing brokerage and agent
Teton Peaks Realty  ·  (208) 359-1200  ·  Marcus Hale
The seller's side. Legal brokerage name off the MLS agent detail, not a team name.
HeaderSelling brokerage and agent
Real Estate Two70  ·  (208) 356-2700  ·  your name and license email
Selling means the side that brought the buyer. That is us on this file.
HeaderFax numbers
N/A
Nobody has one. It is still a blank, so it still gets an answer.
Line 7The Responsible Broker shall be
Rick Robinson, Real Estate Two70
Every file, every time. This line sits alone with no section number and gets skipped constantly. It names who holds the earnest money and who Sections 34 and 35 mean by the holder.
1Buyer
Daniel R. Craddock and Alyssa M. Craddock, husband and wife
Full legal names, spelled the way they will take title. Settle this before you open the form. How they vest is a question for their attorney or CPA, not for us.
1Property, city, county, zip
1247 E 7000 S  ·  Rexburg  ·  Madison  ·  83440
Rexburg is Madison. Idaho Falls and Ammon are Bonneville. Island Park and St. Anthony are Fremont. Rigby is Jefferson.
1Legal description
See Exhibit A attached  ·  exhibit blank: A
Metes and bounds on acreage, so it goes on an exhibit rather than being retyped by hand. The exhibit has to accompany the original offer and be signed or initialed by both parties.
2Purchase price
$525,000.00  ·  Five Hundred Twenty Five Thousand and 00/100
Numerals and words, and they have to agree.
2Contingent on the sale of another property
No
No printed default here, so silence is not a No. If it were Yes, an addendum would have to name the other property and a deadline that clears the wall.
3(A)Earnest money
$6,000.00  ·  Six Thousand and 00/100
Credited back to the buyer at closing. It is not extra money.
3(A)The four columns
Evidenced by: Wire  ·  Held by: Closing Company  ·  Delivered: within 3 business days  ·  Deposited: upon receipt and acceptance
Four separate questions, one box each. Held By has three choices, not two. Write the 3 even though 3 is the default.
3(B)All cash offer
No  ·  proof of funds window: 5
Financed deal. Write the 5 anyway so the document explains itself to the lender, the title officer, and to you in six months.
3(C)New loan proceeds
$472,500.00
The loan, not the price. Any number above zero here makes the contract financing contingent.
3(C)First loan
$472,500.00  ·  Conventional  ·  not to exceed 7.5%  ·  30 years  ·  Fixed Rate
The rate is a ceiling, not the quote. The buyer was quoted 6.375, so 7.5 gives room. Write the quoted rate here and you hand your buyer a free exit on a quarter point move.
3(C)Second loan
$0  ·  type, rate, years and fixed all N/A
Seven fields on one line that almost everyone skips because most deals have one loan.
3(C)Applied or shall apply, and the windows
has applied  ·  lender approval: 10  ·  appraisal notice: 2  ·  seller cancel: 3
Call the lender before checking has applied. The seller's 3 day cancel runs from when the confirmation was received or was required, so it can already be running on a letter that never came.
3(D)Additional financial terms
$0  ·  both checkboxes N/A
No seller carry, no assumption. Zero rather than N/A, because it is a term in the arithmetic the form prints.
3(E)Funds due from buyer at closing
$46,500.00  ·  third party non lender proceeds: No
525,000 minus 6,000 minus 472,500 minus 0. Do that arithmetic in front of the buyer. And ask the gift funds question rather than letting the No default answer it.
CheckA plus C plus D plus E
6,000 + 472,500 + 0 + 46,500 = 525,000
The form prints this rule. B is a yes or no and is not part of it. If it does not balance, something above is wrong.
FooterInitials and date
Both buyers initial, both sellers initial, dates filled
Pages 1 through 9 each carry one block. Page 10 has none, because it has the signatures instead.
Page 2

The deadline that governs every other deadline

Set the closing date first, then count back. Everything on this page depends on a date that lives on page 8.

4Contingency deadline
7 calendar days  ·  which is Friday, September 18, 2026
Counted backward from the September 25 closing. Write the number, then compute the date and put it on the file the day the offer is accepted. Every contingency in the contract, in any counter offer, and in any addendum dies here.
4Exception line
None
The only place you can protect a contingency from the wall. Left blank it applies to everything, including something you negotiate three weeks from now.
5Other terms and conditions
Seller to provide the well log and a copy of the irrigation share certificate within 5 business days of acceptance.
A fact and a deadline. That is what belongs here. Sentences you compose that create obligations and remedies do not, because completing blanks is permitted and drafting provisions is not. If the parties need something the approved forms do not cover, it goes to their attorney.
6(A)Items included
Refrigerator, washer, dryer, chest freezer in the shop, water softener (owned), all window coverings, playset
Anything freestanding that the buyer thinks is staying. Section 6 controls over the MLS, so what the listing photos implied conveys nothing.
6(B)Items excluded
Dining room chandelier, the two raised garden beds
Exterior plants and shrubbery convey by default, so if grandma is taking the garden beds it has to be written here before anyone signs.
Page 3

Title, and the start of inspection

Sections 7 through 10 have no blanks at all. They operate on their own. Page 3 still carries eleven fields.

11(A)Who furnishes, and the four windows
Seller  ·  furnish: 6  ·  buyer objection: 5  ·  seller cure: 2  ·  seller termination: 2
No default on who furnishes, so unchecked means nobody is obligated to order it. We wrote 5 for the objection window instead of the printed 2, because two business days is not enough for a buyer to read a title commitment and a full set of CC and Rs cold.
11(B)Title company and address
Flying S Title and Escrow  ·  130 E Main St, Rexburg, ID 83440
Two blanks, and the address is the one that gets skipped. We use more than one title company, so this gets filled per deal rather than from habit.
12(A)Buyer chooses
to conduct inspections
The most dangerous blank on the form. The inspection contingency exists only if this is indicated. Leave both boxes empty and your buyer arguably has no inspection contingency at all.
12(A)Utilities on, and the short sale box
2  ·  short sale box left unchecked
Not a short sale. If it were, every inspection clock would start at lender approval instead of acceptance.
Page 4

The inspection chain

5 then 3 then 3. On this property the well and septic need their own clocks, which is the whole reason 12(B)(2) exists.

12(B)(1)Primary inspection
10  ·  which is Friday, September 4, 2026
We wrote 10 rather than the printed 5. Rural property, one septic contractor in the county, and a real backlog. Delivering the notice ends the window and is irrevocable even if it goes out early.
12(B)(2)Well potability and productivity
checked  ·  10
There is a well. Unchecked would not cancel the test, it would collapse it into the primary window.
12(B)(2)Septic inspection and pumping
checked  ·  10
There is a septic system.
12(B)(2)Survey
checked  ·  10
4.2 acres with a fence line the buyer is assuming is the boundary. Section 15 says fences are not boundaries.
12(B)(2)Other inspection 1 and 2
Radon test  ·  10   |   Other 2: N/A, days N/A
Two description blanks and two day blanks. The unused one still gets an answer.
12(C)Seller response, then buyer response
3  ·  3
Seller silence past their 3 days is a deemed refusal. Then the buyer has 3 business days to obtain a modification, proceed, or terminate. The test is whether the buyer obtained one, not whether they were negotiating.
Page 5

Disclosures, and the page where N/A does most of the work

Built in 1998 and no HOA, so a lot of this page is N/A. Every one of those is written in.

13Target Housing
is not
Built 1998, so after 1978. If it were Target Housing this is where the test date goes, and that blank has no printed default at all.
13Test date, waives or does not waive
N/A  ·  N/A
Not Target Housing, so neither applies. They still get an answer.
17Buyer received the disclosure before signing
Yes
The listing agent sent it before we wrote. Checking Yes starts the buyer's 3 business day statutory rescission at acceptance instead of leaving it floating. That is a real trade, not a tidy default.
18HOA, all six fields
Reviewed: N/A  ·  dues: N/A per N/A  ·  set up fee: N/A  ·  transfer fee: N/A
No association on this parcel. This is the clearest demonstration on the form of what the rule looks like in practice. And note the seller pays anything above what is written here, so on a file with an HOA you call the management company rather than estimating.
Page 6

Who pays, who orders, and what we get paid

116 of the form's fields are on this page. Work the grid top to bottom, then go back for the ordered by rows.

19The cost grid
One box on every row. Appraisal, lender fees and flood cert to Buyer. Owner's title policy to Seller. Escrow fee shared equally.
22 rows including five unlabeled write in lines. A blank row means nobody agreed to pay it, and these costs are owed when due whether or not the deal closes.
19The five ordered by rows
Well potability: Buyer  ·  productivity: Buyer  ·  septic inspection: Buyer  ·  septic pumping: Seller  ·  survey: Buyer
Five, not three. Who pays and who orders are different questions, and missing the second is why the septic pump never gets scheduled.
19Write in lines
Irrigation share transfer fee: Buyer  ·  remaining four lines N/A
Unlabeled ruled lines at the bottom of the grid that most agents never notice are fields. Twenty payer checkboxes hang off them.
19Seller concession
$8,000  ·  percentage line N/A
Fill one or the other, never both. Confirm the buyer's loan program allows the amount before writing it.
19Lender required repairs
$1,500
The default is $0, which is a quantity rather than an absence, so N/A here would be false. A real number belongs on every financed deal, not just FHA and VA, because conventional appraisals call for repairs too.
20Selling brokerage compensation
2.5% of the final sales price
Read the signed buyer representation agreement on the file first. If the seller is paying less than that agreement provides for, the buyer owes the difference and has to hear it before signing, not at closing.
21, 22Occupancy and 1031
does intend to occupy  ·  does not intend a 1031
Ask rather than inferring occupancy from the loan program.
Page 7

Two blanks on the whole page

Both buried mid paragraph in Section 24, which is exactly why they get missed.

24First and second walk through
3  ·  3  ·  second one lands Tuesday, September 22, 2026
Not a contingency, so they do not allow termination. But skipping them releases the seller, the brokers and their associates from liability for incomplete repairs and changed conditions. Read that as covering us.
Page 8

Agency and closing

Two boxes and a date that every backward counted deadline depends on.

39Representation confirmation
Buyer side: A, Agent  ·  Seller side: A, Agent
Different brokerages on each side, so each is a straight agent for its own client. Section 39 confirms a relationship that already exists in writing. It does not create one, and the box does not cure a missing consent.
40Closing date
Friday, September 25, 2026
No printed default. Section 4 counts backward from this, so leaving it blank leaves every contingency deadline in the contract undefined. Ask the lender, then add cushion.
40Closing company, address, long term escrow
Flying S Title and Escrow  ·  130 E Main St, Rexburg, ID 83440  ·  long term escrow: N/A
Matches the title company named in 11(B) on this file. They are not always the same company, and when they differ both get named and both get notified.
Page 9

Possession, prorations, assignment, acceptance

Three of these have no default, and one of them defaults against the seller.

42Possession
upon closing
No default here, unlike Section 43. A blank leaves the contract with no possession term at all. Anything other than upon closing needs a separate written occupancy agreement, not a date in this box.
43Prorations and fuel
upon closing  ·  fuel in tank: Yes
There is a propane tank. Ask on every acreage file and every Island Park file. The amount can be set by the seller's supplier.
44Assignment
may not
Blank means may. On the listing side that is your seller agreeing the contract can be handed to a stranger. We are buyer side here and still answered it.
49Acceptance deadline
Sunday, August 23, 2026  ·  5:00  ·  P.M.
Date, time and A.M. or P.M. All three, none with a default. Local time where the property sits. A long acceptance window is a long window for the buyer to be talked out of it.
Page 10

Signatures

And the one block on the form you deliberately leave empty.

50Addendum and exhibit counts
Addendums: 0  ·  Exhibits: 1
Write a number. Zero is a number. Exhibit A is the legal description, so exhibits is 1.
50Licensee and relationship boxes
Both left unchecked
Neither buyer holds an Idaho license and neither is related to the agent. There is no No box, so unchecked is the answer for no. Check them honestly when they apply.
50Buyer contact block
Print name, phone, cell, email, signature, date, time, A.M. or P.M., address, city, state, zip  ·  fax: N/A
The address is the buyer's current address, not the property they are buying.
51Seller block
Same fields for each seller  ·  counter offer box unchecked  ·  contractor registration: N/A
A builder selling new construction would put their RCE number there. An ordinary homeowner writes N/A.
51Late acceptance block
Left completely empty
The one place on the form where a blank is correct. There is no fillable field behind it, and it is a right your buyer exercises only if the seller accepts after the deadline. Writing N/A disclaims something they may want. Pre filling a number presumes their answer. Fill it by hand if a late acceptance ever arrives, within 3 calendar days.

Teaching example only. Names, property and figures are invented. This shows what we write in each blank; it is not a reproduction of the RE-21 and it does not replace the form, which controls. Legal questions go to the client's attorney.

Checked against the March 2026 edition on August 17, 2026.

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