Valley County Bargain and Sale Deed Form

Valley 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.

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

Valley County Completed Example of the Bargain and Sale Deed Document
Example of a properly completed Idaho Bargain and Sale Deed document for reference.
All 3 documents above included • One-time purchase • No recurring fees
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Additional Idaho and Valley County documents included at no extra charge:
Where to Record Your Documents
Valley County Clerk/Auditor/Recorder
Cascade, Idaho 83611
Hours: 8:00 am - 5:00 pm Monday - Friday
Phone: (208) 382-7100
Recording Tips for Valley County:
- Ensure all signatures are in blue or black ink
- Check that your notary's commission hasn't expired
- Double-check legal descriptions match your existing deed
- If mailing documents, use certified mail with return receipt
Cities and Jurisdictions in Valley County
Properties in any of these areas use Valley County forms:
- Cascade
- Donnelly
- Lake Fork
- Mccall
- Yellow Pine
Hours, fees, requirements, and more for Valley County
How do I get my forms?
Forms are available for immediate download after payment. The Valley 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 Valley County?
Yes. Our form blanks are guaranteed to meet or exceed all formatting requirements set forth by Valley 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 Valley 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 Valley County?
Recording fees in Valley County vary. Contact the recorder's office at (208) 382-7100 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 Valley County to use these forms. Documents should be recorded at the office below.
This Bargain and Sale Deed meets all recording requirements specific to Valley County.
Our Promise
The documents you receive here will meet, or exceed, the Valley 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 Valley 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.
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Was a bit difficult to navigate. I feel a fee to access the site and a fee to print is a bit much. I am in the real estate business and find the deeds very useful
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July 25th, 2020
Thank so much! It' was pretty easy with the help of my Brother in-law .
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September 10th, 2019
Old document deeds were not available and my cost was returned. Was referred to another location and was able to get some help there.
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June 15th, 2022
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March 3rd, 2024
I was thrilled that I could execute the paperwork for a lady bird deed here in Florida ! Thank you
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April 11th, 2019
Great selection of documents. Properly formatted form also included great instructions and the example was very helpful. Filed it myself - no problem!
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December 1st, 2021
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November 14th, 2022
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Kris D.
February 7th, 2022
The Executor's Guide needs more info about what to put for grantee (estate of deceased or my name as executor?) and the price (something nominal like $10?) before there is a buyer. The guide seems to use only one example.
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Jenny B.
October 30th, 2019
Thank you! Will use you again in the future.
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