Idaho Forms

Ada County Bargain and Sale Deed Form

Ada County Bargain and Sale Deed Form

Ada County Bargain and Sale Deed Form

Fill in the blank Bargain and Sale Deed form formatted to comply with all Idaho recording and content requirements.

Document Last Validated 7/4/2025
Ada County Bargain and Sale Deed Guide

Ada County Bargain and Sale Deed Guide

Line by line guide explaining every blank on the Bargain and Sale Deed form.

Document Last Validated 8/19/2025
Ada County Completed Example of the Bargain and Sale Deed Document

Ada County Completed Example of the Bargain and Sale Deed Document

Example of a properly completed Idaho Bargain and Sale Deed document for reference.

Document Last Validated 3/18/2025

All 3 documents above included • One-time purchase • No recurring fees

Immediate Download • Secure Checkout

Additional Idaho and Ada County documents included at no extra charge:

Important: Your property must be located in Ada County to use these forms. Documents should be recorded at the office below.

Where to Record Your Documents

Ada County Clerk/Auditor/Recorder
Address:
200 West Front St
Boise, Idaho 83702

Hours: 8:00 a.m. - 5:00 p.m M-F

Phone: (208) 287-6840

Recording Tips for Ada County:
  • Ensure all signatures are in blue or black ink
  • Check that your notary's commission hasn't expired
  • Avoid the last business day of the month when possible
  • Recorded documents become public record - avoid including SSNs
  • Recording fees may differ from what's posted online - verify current rates

Cities and Jurisdictions in Ada County

Properties in any of these areas use Ada County forms:

  • Boise
  • Eagle
  • Garden City
  • Kuna
  • Meridian
  • Star

View Complete Recorder Office Guide

Hours, fees, requirements, and more for Ada County

How do I get my forms?

Forms are available for immediate download after payment. The Ada County forms will be in your account ready to download to your computer. An account is created for you during checkout if you don't have one. Forms are NOT emailed.

Are these forms guaranteed to be recordable in Ada County?

Yes. Our form blanks are guaranteed to meet or exceed all formatting requirements set forth by Ada County including margin requirements, content requirements, font and font size requirements.

Can I reuse these forms?

Yes. You can reuse the forms for your personal use. For example, if you have multiple properties in Ada County you only need to order once.

What do I need to use these forms?

The forms are PDFs that you fill out on your computer. You'll need Adobe Reader (free software that most computers already have). You do NOT enter your property information online - you download the blank forms and complete them privately on your own computer.

Are there any recurring fees?

No. This is a one-time purchase. Nothing to cancel, no memberships, no recurring fees.

How much does it cost to record in Ada County?

Recording fees in Ada County vary. Contact the recorder's office at (208) 287-6840 for current fees.

Questions answered? Let's get started!

Idaho Bargain and Sale Deed with covenant clause
Clause: And the said Grantor does hereby covenant to and with the said Grantee, that the Grantor is the owner in fee simple of said premises.
Meaning: The grantor (seller) affirms they own the property outright ("fee simple"), the highest form of ownership, without time limits or reversion to a prior owner.
This implies the grantor has the legal authority to sell the property.

Idaho Code § 55-604:
Presumption of Fee Simple Ownership: "A fee simple title is presumed to be intended to pass by a grant of real property, unless it appears from the grant that a lesser estate was intended."

Clause: "That they are free from all encumbrances"
The grantor guarantees that there are no legal claims, liens, mortgages, easements, unpaid taxes, or any other restrictions (encumbrances) on the property that would negatively affect the grantee's ownership.

However, this assurance applies only to encumbrances that occurred during the grantor’s ownership of the property. It does not cover encumbrances that existed prior to the grantor acquiring the property unless explicitly stated.

Meaning in Practice
Limited Guarantee:
A bargain and sale deed typically offers a limited warranty compared to a warranty deed. In this case, the grantor guarantees only:
That they currently own the property in fee simple.
That they have not caused any encumbrances during their ownership.
The grantor does not guarantee the property is free from defects or encumbrances created by prior owners.

Grantor’s Liability: If an encumbrance or title issue arises that the grantor created or allowed during their ownership, the grantee could hold the grantor liable. However, issues that predate the grantor’s ownership would not be the grantor’s responsibility unless explicitly stated.

Common Use:
Often used in tax sales, foreclosures, or transactions where the buyer knows the grantor and understands the risks (such as between family members or in trustee sales).
The buyer may obtain title insurance to protect against potential issues with the title.

Recording: The deed must be properly recorded with the county recorder's office to provide public notice of the transaction

Important: Your property must be located in Ada County to use these forms. Documents should be recorded at the office below.

This Bargain and Sale Deed meets all recording requirements specific to Ada County.

Our Promise

The documents you receive here will meet, or exceed, the Ada County recording requirements for formatting. If there's an issue caused by our formatting, we'll make it right and refund your payment.

Save Time and Money

Get your Ada County Bargain and Sale Deed form done right the first time with Deeds.com Uniform Conveyancing Blanks. At Deeds.com, we understand that your time and money are valuable resources, and we don't want you to face a penalty fee or rejection imposed by a county recorder for submitting nonstandard documents. We constantly review and update our forms to meet rapidly changing state and county recording requirements for roughly 3,500 counties and local jurisdictions.

4.8 out of 5 - ( 4581 Reviews )

Carol O.

April 3rd, 2023

Easy process as I had an example of my other property deeds to work from plus my most current Real Estate Tax forms.

Reply from Staff

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Roger W H.

March 31st, 2022

So far GOOD, just can't locate legal description. Will sign in later when have correct info. Thanx!! Rog

Reply from Staff

Thank you!

janelle s.

September 15th, 2020

Uncertain about use as I am new to online forms. Through use I am sure it will feel more comfortable. I like the storage of filled in info forms because I might be using I will be using them or the info in the future.

Reply from Staff

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Home For Life S.

October 29th, 2019

Covers everything; very pleased.

Reply from Staff

Thank you!

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February 7th, 2021

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Reply from Staff

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Clarence O.

July 17th, 2020

Very easy process to record a Quit Claim Deed. Would definitely recommend!

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Thank you!

brian p.

October 12th, 2019

Good, easy to use, quit claim form worked as expected.

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Steve M.

January 24th, 2020

I was only able to download the QC form. Had to print the other docs

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Dallas S.

July 19th, 2023

Very easy

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Thank you!

Joseph B.

March 30th, 2021

Awesome!

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August 17th, 2021

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Alexia B.

June 11th, 2020

Excellent service with rapid turn around time!

Reply from Staff

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Robert K.

July 9th, 2022

This document was exactly what I needed and with the corresponding sample I was easily able to complete it. This saved me a lot of money by not having to hire an attorney to fill out a form. Thank you!

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stephanie h.

April 2nd, 2020

Very satisfied. In the middle of COVID19 I was able to complete important paperwork even though I wasn't completely sure what I was doing on my own. Quick and easy. Thank you. It means a lot to me.

Reply from Staff

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Paul B.

March 13th, 2025

Very efficient and easy to use process

Reply from Staff

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