Thank you everyone for participating in the rapid-offer process. The sellers have accepted a pre-rapid-offer offer and thus property is now under contract.
1808 12th Street Cody, WY 82414-Rapid Offer
Thank you everyone for participating in the rapid-offer process. The sellers have accepted a pre-rapid-offer offer and thus property is now under contract.
Convenient Cody Living with Room to Make It Your Own
Spacious 4-bedroom, 3-bath home offering 2,958 total square feet of living space on a desirable corner lot in Cody. Situated directly across from Livingston Elementary School and just blocks from Olive Glenn Golf Course, the Cody Rec Center, grocery shopping, and minutes from downtown, this property offers a convenient location with easy access to everyday amenities.
Inside, the home features a functional layout with generous living space, including a fully finished basement that adds flexibility for additional living, entertaining, hobbies, guests, or storage. A new roof has been put on by Jess’ Roofing, and the home offers a great opportunity to bring your own style, updates, and vision to make it your own.
With its spacious floor plan, finished basement, corner lot setting, and convenient access to recreation, shopping, and downtown Cody, this home presents a strong opportunity in an established neighborhood.
Don’t miss your chance to take advantage of this Rapid Offer opportunity and see the potential this Cody home has to offer.
Pre-Rapid Offer offers will be considered and the property may sell prior to the end of the Rapid Offer Process.
🏡 Property Highlights
Monday July 20th, 2026 3:00-4:00 PM
Monday July 27th, 2026 3:00-4:00 PM
Monday August 3rd, 2026 3:00-4:00 PM
By participating in this Rapid Offer the offeree agrees to the following terms and conditions:
THIS IS A RAPID OFFER. ALL OFFERS WILL TAKE PLACE ONLINE.
Rapid Offer is NOT an auction. the highest offer, placing first, or having the best ranked offer does not constitute winning the property.
REGISTRATION: Bidders must register with Auctioneer prior to bidding on the Property.
BUYER’S PREMIUM: There will be a five percent (5%) Buyer’s Premium added to the winning offer to arrive at the total contract price to be paid by the Buyer.
PROCEDURE: The property will be offered as 1 parcel.
The "live" clock will reset to 5 minutes anytime an offer is placed with less than 5 minutes until the deadline, allowing all parties to make sure they have had every opportunity to submit their best offer.
ACCEPTANCE OF OFFER PRICE: Seller reserves the right to accept, reject, or counter any and/or all offers.
AGREEMENT OF PURCHASE AND SALE: The Purchaser shall execute an Agreement of Purchase and Sale, in the form provided by Musser Bros. Inc., without modification, no later than August 4th, 2026 after being declared the high bidder.
EARNEST MONEY: The Purchaser shall pay an amount equal to 10% of the total contract sales price when executing the agreement of purchase and sale. The balance of funds will be due in full at the time of closing on or before September 18th, 2026, at Park County Title Company.
ESCROW AGENT: The earnest and purchase monies in respect of the property shall be paid to and deposited with Park County Title Company.
DEED: At closing, Seller shall execute a Warranty Deed sufficient to convey the real estate to Buyer or its nominee, in fee simple absolute, subject only to exceptions permitted herein, to be delivered to Buyer at the closing of this transaction upon Buyer's compliance with the terms of this Contract.
CLOSING: The balance of the purchase price shall be paid at or before closing. Closing shall take place on or before September 18th, 2026. The Escrow Agent will schedule and conduct closing.
TITLE: Seller shall provide an Owner's Policy of Title Insurance in the amount of the purchase price, and shall execute a Warranty Deed conveying the real estate to the Buyer(s). Seller shall pay the premium of the title insurance policy.
CLOSING COSTS: At closing, Seller shall pay for its escrow and closing fees, and all of the costs for preparation of all documents to convey the property. At closing, Purchaser shall pay for its escrow and closing fees, any and all recording fees, and all other sale, financing or closing fees as required. Taxes, irrigation assessments and association fees, if any, shall be prorated to the date of closing.
POSSESSION: Purchaser will receive possession at closing, subject to the rights of parties in possession, if any.
AS-IS SALE: With the exception of any warranties of title made to the buyer in the Deed, if any, the Property will be sold in its “AS IS, WHERE IS” condition without any representation or warranty of any kind, whether express or implied, on the part of Seller. Seller shall not be responsible for any claim or damage arising from a misrepresentation about the property made by Auctioneer, unless Auctioneer reasonably made the misrepresentation in reliance on Seller’s written statement about the property. The purchaser shall have satisfied himself as to the location and condition of the property, and all descriptions thereof, before bidding. All information contained in the brochure and all promotional materials, including, but not limited to, square footages, acreage, dimensions, maps, taxes, etc., was derived from court house records and is believed to be correct; however, neither the seller nor the auctioneer makes any guarantee or warranty as to the accuracy or completeness of such information
NO NEW SURVEY: The property will be conveyed according to the existing legal description.
AGENCY: Musser Bros. Inc. of Wyoming, Harold, Mark, or Forrest Musser, and its representatives are exclusive agents of the Seller and are agents of no other party to this transaction.
MISCELLANEOUS: All decisions of the auctioneer are final as to the methods of bidding, disputes among bidders, increments of bidding and any other matters that may arise before, during, or after the auction. Seller reserves the right to deny any person the right to participate in the auction or to ban anyone from the auction who attempts to disrupt it.
SERVER & SOFTWARE TECHNICAL ISSUES: In the event there are technical difficulties related to the server, software or any other online auction-related technologies, Musser Bros, Inc. reserves the right to extend bidding, continue the bidding, or close the bidding. NEITHER THE COMPANY PROVIDING THE SOFTWARE nor MUSSER BROS, INC. SHALL BE HELD RESPONSIBLE FOR A MISSED BID OR THE FAILURE OF THE SOFTWARE TO FUNCTION PROPERLY FOR ANY REASON. Email notifications will be sent to registered bidders with updated information as deemed necessary by Musser Bros, Inc.
DEBT COLLECTION AND INTEREST CHARGE: The bidder agrees to pay all reasonable attorney fees and other costs incurred by Musser Bros, Inc. in its efforts to collect unpaid funds from the bidder. The bidder agrees that a fee of 2% of the outstanding balance per month be added to any unpaid balance due Musser Bros, Inc. Any debt collection or dispute proceedings will be heard in Park County, Wyoming.
AGE REQUIREMENT: All offerees must be 18 years of age or older.
Managed by Harold, Mark, and Forrest Musser
1131 13th Street Suite 101 Cody Wy
T: 307.587.2131
E: harold@mbauction.com
mark@mbauction.com
forrest@mbauction.com