Bidding opens at $150,000 for this ground-level, 2-bedroom, 2-full-bath condominium in the heart of Downtown Indianapolis' historic Fletcher Place neighborhood. Set in a circa-1925 brick building, the unit offers approximately 1,312 square feet on a single level with no one below. Hardwood floors run throughout, and the light-filled living room features a fireplace, raised ceilings, and built-in bookshelves, opening to a covered porch. The updated kitchen with breakfast bar flows into a formal dining room, the primary bedroom includes a walk-in closet, and laundry is in-unit. Refrigerator, range, microwave, dishwasher, disposal, washer, and dryer are included.
Outside is a partially fenced backyard and the downtown bonus everyone wants: an exclusive-use detached one-car garage space with opener and alley access. HOA dues of approximately $275/month cover exterior and structural maintenance, grounds, snow removal, trash, and master insurance. Minutes from Downtown dining, sporting events, Mass Ave, and Fountain Square.
Sold AS-IS, WHERE-IS. This is a Seller Confirmation Auction. The final high bid is subject to Seller's acceptance immediately following the close of bidding. The condominium declaration requires leases of at least one month (no short-term rentals). Review the Bidder & Property Information Packet and Terms & Conditions before bidding. Showings by appointment: Jason Snider, 317-507-1692.
Buyer's Premium
10%, added to the final high bid regardless of bidding method.
Payment / Closing Terms
$5,000 non-refundable earnest money is due upon Seller's acceptance of the winning bid, wired to Fidelity National Title by close of business the next day (5:00 PM Thursday, October 29, 2026). Verify wiring instructions by phone directly with Fidelity before sending funds. Closing within 30 days of auction; time is of the essence. No financing, appraisal, or inspection contingencies. Real property, no shipping.
Real Estate Auction: Downtown Fletcher Place Condo with Garage
Wednesday, October 28, 2026 at 12:00 Noon • Opening Bid Only $150,000 • On-Site & Online
Downtown living with a garage — at auction, on your terms. Burgess Auctions is proud to offer this 2-bedroom, 2-full-bath condominium in the heart of Indianapolis’ historic Fletcher Place neighborhood, just minutes from the dining, nightlife, sporting events, and entertainment that make Downtown Indy one of the most in-demand places to own.
Set in a circa-1925 brick building, this ground-level unit offers approximately 1,312 square feet on a single level, with no shared walls and no one below. Hardwood floors run throughout. The light-filled living room features a fireplace, raised ceilings, and built-in bookshelves, and opens to a covered porch with city views. The updated kitchen offers a breakfast bar and flows into a formal dining room, and the primary bedroom includes a walk-in closet. In-unit laundry is included.
Outside, you’ll find a partially fenced backyard and the downtown bonus everyone is looking for: an exclusive-use, detached one-car garage space with opener and alley access. HOA dues of approximately $275/month cover exterior and structural maintenance, common-area maintenance, lawn care, landscaping, snow removal, trash, and master insurance.
Whether you’re looking for an affordable way into downtown ownership or a long-term rental addition to your portfolio (the condo declaration prohibits rentals shorter than one month), this one deserves your attention. Bidding opens at just $150,000 — someone is going to get an incredible deal.
Property Highlights
- 2 bedrooms / 2 full baths — approx. 1,312 sq ft, single level
- Ground-level unit in a 4-unit building — no one below
- Exclusive-use detached 1-car garage space with opener and alley access
- Fletcher Place Historic District; FEMA flood zone X (minimal risk)
- Covered porch with city views and partially fenced backyard
- Hardwood floors, fireplace, built-in bookshelves, raised ceilings
- Updated kitchen with breakfast bar; formal dining room
- In-unit laundry; washer, dryer, and kitchen appliances included
- HOA approx. $275/month — exterior, grounds, snow, trash, and master insurance
- Built 1925 — Fletcher Place, Center Township, Marion County
Auction Terms
Seller Confirmation Auction — the final high bid is subject to Seller’s acceptance immediately following the close of bidding. Opening bid $150,000. A 10% buyer’s premium will be added to the final bid, regardless of bidding method. $5,000 non-refundable earnest money upon Seller’s acceptance, wired to Fidelity National Title by close of business the next day. Closing within 30 days. Sold AS-IS, with no financing, appraisal, or inspection contingencies. Broker participation: 3% co-op to registered brokers — buyer must be registered by 5:00 PM Tuesday, October 27, 2026. See the Bidder & Property Information Packet and full Terms & Conditions for details.
Showings
Private showings by appointment with Jason Snider, J. Snider Real Estate, 317-507-1692, or Margie Litz, F.C. Tucker Company. [PREVIEW]
Register to bid online at BidBurgess.com or bid in person at the property. Questions? Call Burgess Auctions at 765-445-7814.
BURGESS AUCTIONS LLCTrusted Auctions, Timeless Results.549 Fletcher Ave, Unit 2, Indianapolis, IN 46203Terms & Conditions of Sale1. Property549 Fletcher Ave, Unit 2, Indianapolis, IN 46203, legally described as Ada Bldg Condominiums HPR, Unit 2, together with a 25% undivided interest in the common area, Center Township, Marion County, Indiana, together with all improvements and appurtenant rights thereto, including the exclusive use of the garage space assigned to Unit 2 as a limited common area, sold on behalf of Hilary E. Kahn ("Seller").2. Auction Date, Time & FormatWednesday, October 28, 2026, at 12:00 Noon. The auction will be conducted live on-site at the property with simultaneous online bidding available through BurgessAuctions.com (powered by Marknet). Bidders may register to bid in person or online.3. Type of SaleThis is a SELLER CONFIRMATION AUCTION. Bidding will proceed to the highest bid, but the sale is subject to acceptance and confirmation by the Seller immediately following the close of bidding at the auction. The Auctioneer will announce the Seller’s decision to accept or decline the high bid before bidders are released. If the Seller confirms and accepts the high bid, the high bidder must immediately execute the Agreement to Purchase Real Estate at Auction and deposit the earnest money required herein. If the Seller does not accept the high bid, no sale occurs, no Agreement to Purchase shall be executed, and no earnest money is collected.4. Opening BidBidding will open at $150,000. This opening bid is set to generate interest and competitive bidding and does not represent an appraised value, reserve price, or reflection of the property’s expected sale price.5. Buyer’s PremiumA 10% Buyer’s Premium will be added to the final high bid to determine the total contract purchase price, regardless of bidding method (on-site or online).6. Earnest Money DepositOnce the Seller has confirmed and accepted the high bid, the high bidder must immediately execute the Agreement to Purchase Real Estate at Auction and shall wire $5,000.00 as an earnest money deposit to Fidelity National Title, to be held in escrow, no later than close of business the next business day following the auction (5:00 PM Thursday, October 29, 2026). Wiring instructions will be provided by Fidelity National Title; always verify them by phone directly with Fidelity before sending funds. This deposit is non-refundable. Online bidders will be contacted immediately following Seller’s confirmation to execute the purchase agreement. TIME IS OF THE ESSENCE with respect to this deadline.7. Balance & ClosingThe balance of the total contract purchase price is due in full at closing. Closing shall occur within 30 days of the auction date through Fidelity National Title. TIME IS OF THE ESSENCE with respect to the closing deadline. Buyer shall be responsible for their own closing costs and any lender-related fees, if applicable; Seller shall provide and pay for an owner’s title insurance policy and shall pay Indiana transfer tax, if any. Seller shall pay the real estate tax installment due and payable November 2026; Buyer shall be responsible for all real estate taxes due and payable thereafter, with no proration between Seller and Buyer.8. Condominium AssociationThe property is a unit in Ada Bldg Condominiums HPR and is sold subject to the condominium declaration, bylaws, plat, and rules and regulations of the association, as amended. Current association dues are approximately $275 per month. Seller shall pay association dues through the date of closing. Buyer shall pay association dues from closing forward and any resale, transfer, or account-statement fee the association or its manager charges a purchaser. Any special assessment levied before the auction date shall be paid by Seller; any special assessment levied after the auction date shall be the responsibility of Buyer. Under the Declaration (Instrument No. 1999-0004505), units are restricted to residential use; leases must be in writing, cover the entire unit, and run at least one month (no transient or short-term rentals); business use requires Board consent; and “For Sale” signs are not permitted on the property. Condominium documents are available to bidders upon request, and bidders are responsible for reviewing them before bidding.9. FinancingThis sale is NOT contingent upon the Buyer obtaining financing, an appraisal, or a satisfactory inspection. Prospective bidders are strongly encouraged to arrange financing and complete all due diligence prior to auction day. Condominium financing may be subject to additional lender requirements, and bidders relying on financing should confirm eligibility with their lender before bidding. Failure to close for any reason, including failure to obtain financing, will result in forfeiture of the earnest money deposit.10. Condition of Property / As-Is SaleThe property is being sold AS-IS, WHERE-IS, with all faults and without any warranty, express or implied, as to condition, habitability, or fitness for a particular purpose. Prospective bidders are encouraged to inspect the property prior to auction day by appointment. Information contained in marketing materials, the Bidder & Property Information Packet, and online listings is believed accurate but is not guaranteed, and bidders rely on their own inspection and due diligence.11. Lead-Based PaintThe dwelling was built prior to 1978. A Lead-Based Paint Disclosure will be provided. By bidding, each bidder waives the opportunity to conduct a 10-day lead-based paint risk assessment or inspection after the auction; any such inspection must be completed before the auction.12. Personal PropertyThe following appliances are included with the sale: refrigerator, electric range/oven, microwave, dishwasher, garbage disposal, washer, dryer, and electric water heater. Seller may remove other personal property prior to closing. Any personal property remaining on the premises at closing shall convey to Buyer AS-IS, WHERE-IS, with no obligation on Seller to remove it.13. TitleSeller shall convey marketable title by the deed instrument determined appropriate by Fidelity National Title, subject to the condominium declaration and all easements, restrictions, reservations, and covenants of record, and subject to zoning and building ordinances, if any.14. Broker ParticipationA 3% broker co-op commission is offered to properly registered cooperating real estate brokers who represent a registered, winning bidder, per the terms of the separate Broker Participation Agreement. Brokers must register their buyer with Burgess Auctions LLC no later than 5:00 PM Tuesday, October 27, 2026, and accompany their buyer to at least one showing or to the auction itself to be eligible.15. Registration & Bidder RequirementsAll bidders must register prior to bidding and provide valid government-issued photo identification. Online bidders must register through BurgessAuctions.com. Burgess Auctions LLC reserves the right to require any bidder, on-site or online, to submit a pre-approval or proof-of-funds letter and/or a refundable bidding deposit prior to being approved to bid. By registering to bid, all bidders consent to receive calls, texts, and email communications from Burgess Auctions LLC regarding this auction.16. Bidding on Behalf of an EntityAny person bidding or signing in the name of an LLC, corporation, trust, or other entity represents and certifies that they have full authority to bind that entity to the purchase. The individual signing remains personally responsible for performance of the purchase unless Seller expressly agrees otherwise in writing.17. Electronic Signatures; CounterpartsElectronic signatures and execution in counterparts are expressly permitted for these Terms & Conditions of Sale, the Agreement to Purchase Real Estate at Auction, and all related auction documents, each of which shall be treated as an original and all of which together shall constitute one and the same instrument.18. Auctioneer’s DiscretionThe Auctioneer reserves the right to reject any bid, to resolve any bidding dispute, and to establish bidding increments, all in the Auctioneer’s sole discretion. Auction-day announcements by the Auctioneer are limited to material changes or newly discovered facts, such as casualty damage, title issues, or material corrections; otherwise, this document and the Agreement to Purchase Real Estate at Auction control.19. DefaultIf the high bidder fails to execute the purchase agreement, fails to deliver the earnest money deposit, or fails to close as required herein, the earnest money deposit shall be forfeited to Seller as liquidated damages, and Seller reserves all other rights and remedies available at law or in equity, including reoffering the property at a subsequent sale.20. AgencyBurgess Auctions LLC and its auctioneers represent the Seller in this transaction. J. Snider Real Estate (Jason L. Snider) and F.C. Tucker Company (Margie Litz) are co-listing brokers representing the Seller. Cooperating brokers, if any, represent their own buyer-clients as set forth in the Broker Participation Agreement.21. Governing LawThis sale and all related agreements shall be governed by the laws of the State of Indiana.Burgess Auctions LLC | 45 W Carey Street, Knightstown, IN | 765-445-7814 | AU19600029
