TERMS OF SERVICE

Welcome to EZbid.online (the "Website" or "Platform"). This Platform is owned and operated by a licensed Florida Real Estate Brokerage. By accessing, browsing, registering an account, or participating in any online property auction or bidding process on this Website, you explicitly agree to be legally bound by these Terms of Service. If you do not agree to these terms, you must immediately cease using the Website.

User hereby acknowledges that these sites are run by Naples SWFL Real Estate, (DBA), Dennis W. Parmelee, a Licensed Florida Broker.

Dennis W. Parmelee, FL BK.3474356 DBA Naples SWFL Real Estate

Telephone: 203-215-7756
E-Mail: dparm45@gmail.com

1. SCOPE OF SERVICES & NO BROKERAGE RELATIONSHIP
EZbid.online is an online marketplace platform designed to facilitate real estate auctions for residential real properties located in Florida.
* LICENSED BROKER STATUS: The operator of this Platform is a licensed real estate broker in the State of Florida.
* NO FIDUCIARY DUTIES: In accordance with Florida Statute Section 475.278, the Broker operates strictly in a "No Brokerage Relationship" capacity with all users (bidders, buyers, and sellers). The Platform acts as a transaction host and marketing venue only. No single agency, transaction brokerage, or fiduciary relationship is created between you and the Platform by your use of this Website.

2. BIDDER ELIGIBILITY & REGISTRATION
* PROFILE ACCURACY: To place a bid, you must register a user account. You agree to provide true, accurate, and current information, including your legal name, telephone number, email address, and real estate agent representation status.
* REJECTION OF BIDS: The Platform reserves the absolute right to suspend, terminate, or delete any account or cancel any bid at any time, for any reason, without prior notice or liability.

3. INTEGRATION OF PLATFORM OFFER RULES AND AMENDMENTS
These Terms of Service explicitly incorporate by reference the operational guidelines, bidding frameworks, and transactional workflows found on the Platform’s dedicated Offer Rules page .
* AMENDMENTS TO RULES: Users acknowledge and agree that these Offer Rules may be amended, modified, or updated by the Platform from time to time without prior notice to accommodate varying asset classes, market conditions, or platform updates.
* USER-SPECIFIC SOLICITATIONS: Any User who lists a specific request on the Platform (including Property Sellers, Buyers seeking acquisition opportunities, or Renters/Landlords soliciting lease agreements) retains the right to implement custom, transaction-specific parameters for their particular event within the boundaries allowed by the Platform.
* PREVALENCE OF TRANSACTION RULES: In the event of any conflict between these general Terms of Service and the specific, custom bidding rules published on an individual asset’s listing or solicitation page, the specific rules governing that particular transaction event shall prevail. It is the sole responsibility of the User to review the active Offer Rules and asset-specific terms prior to placing a bid, offer, or solicitation.

4. AUCTION PROCESS & THE 48-HOUR PERFORMANCE RULE
* NON-BINDING AUCTIONS: All bidding activity on the Website represents an open call for offers. Bids placed on the platform are non-binding until a formal, written Florida purchase agreement is signed by both the buyer and the seller.
* WINNING BIDDER MANDATE: Upon the conclusion of the online countdown clock, the highest bidder ("Winning Bidder") will be notified. The Winning Bidder shall have a strict, non-negotiable window of forty-eight (48) consecutive hours to complete the following:
A. Execute and return the standard Florida "As-Is Residential Contract for Sale and Purchase" pre-filled with the winning bid price via electronic signature.
B. Upload a valid mortgage pre-approval letter or verifiable proof of funds (POF) covering the full purchase price.
C. Coordinate with the designated closing title company to wire the required Earnest Money Deposit (EMD).
* DEFAULT PROTOCOL: If the Winning Bidder fails to perform these actions within the 48-hour window, their bid is voided. The Seller reserves the right to immediately move to the second-highest backup bidder.

5. SELLER'S SELECTION OF CLOSING AGENT & ESCROW
In accordance with standard real estate custom in Collier County, Florida, the Seller retains the absolute and exclusive right to designate the closing escrow agent and title insurance company (the "Seller’s Title Company"). The Winning Bidder explicitly agrees to utilize the Seller’s designated Title Company for all escrow holding, title examination, and closing closing services. The Winning Bidder’s Earnest Money Deposit (EMD) must be wired directly into the Seller's Title Company escrow account within the required forty-eight (48) hour execution window. The Platform does not hold, manage, or accept escrow funds.

6. NON-CONTINGENT, AS-IS STATUS
All properties auctioned on the Platform are offered strictly "AS-IS, WHERE-IS" with all faults. Bids are entirely non-contingent upon financing or the sale of any other real property. By placing a bid, you affirm that you have the immediate liquidity or verified loan backing to close the transaction.

7. PLATFORM TRANSACTION FEE (LISTING PARTY RESPONSIBILITY & TIMELINE)
The party who initiates, posts, or registers a listing transaction event on the Platform (the "Listing Party," which may include a Property Seller, Landlord, or a User soliciting a specific real estate opportunity) agrees to pay a Platform Transaction Fee equal to one-half of one percent (0.5%) of the final winning bid, contract, or transaction price. This fee is fully earned by the Platform upon the successful expiration of the online auction clock or closing of the listing event.

The payment timeline and collection of this fee shall be executed as follows based on the transaction type:
* FOR PROPERTY SALES: The Listing Party explicitly authorizes and instructs the designated closing escrow agent or title company to place this 0.5% fee on the final settlement statement (ALTA/Closing Disclosure) under "Broker Fees" and disburse it directly to the Platform's operating brokerage out of the Listing Party's proceeds at the time of official transaction settlement and deed transfer.
* FOR PROPERTY RENTALS: The Listing Party agrees that the 0.5% fee is due and payable immediately upon the official ratification and execution of the rental or lease agreement, to be collected from the initial tenant security deposit or first month's rent proceeds prior to move-in.

8. VENDOR AND THIRD-PARTY DISCLAIMER
The Website may display a "Vendor Showcase" or list third-party service providers (such as title companies, mortgage brokers, contractors, or traditional agents). These listings are provided strictly as a convenience. The Platform does not warrant, endorse, or guarantee the services, pricing, or workmanship of any third-party professional listed on the Website.

9. GOVERNING LAW & VENUE
These Terms of Service, and all disputes arising from your use of the Platform, shall be governed by, construed, and enforced in accordance with the laws of the State of Florida, without regard to conflict of law principles. In alignment with the Mandatory Dispute Resolution clause herein, any final and binding arbitration proceedings shall be held exclusively in Collier County, Florida. The state and federal courts located in Collier County, Florida shall retain exclusive jurisdiction solely for the purposes of compelling arbitration, entering judgment upon an arbitration award, or enforcing an arbitrator's final decision.

10 REFERRAL FEE TRANSPARENCY
It is understood and agreed that the Broker/Platform may connect Users of this Website (including unsuccessful bidders, registered buyers, and property sellers) with external licensed Real Estate Brokers and Agents. The Broker is fully entitled to request, negotiate, and receive a broker-to-broker referral fee from those external real estate professionals in accordance with Florida Chapter 475 and standard industry practices. Users explicitly consent to these introductions and the sharing of their stated real estate buying or selling criteria for this purpose.

11. MANDATORY DISPUTE RESOLUTION (AGREEMENT NOT TO GO TO COURT)
By using this Platform, you explicitly agree that any controversy, claim, or dispute arising out of or relating to these Terms of Service, your use of the Website, or any bids placed on the Platform, shall be resolved exclusively through final and binding arbitration, rather than in a court of law.
* WAIVER OF JURY TRIAL: You and the Platform mutually agree to waive any right to a trial by jury or to participate in a class-action lawsuit.
* ARBITRATION PROCESS: The arbitration shall be administered by a recognized arbitration service (such as the American Arbitration Association - AAA) and shall take place exclusively in Collier County, Florida. The arbitrator's decision shall be final and binding, and judgment on the award rendered by the arbitrator may be entered in any court having jurisdiction thereof.

12. MODIFICATIONS TO TERMS
The Platform reserves the right to update or modify these Terms of Service at any time without prior notice. Your continued use of the Website following any changes constitutes your binding acceptance of the revised Terms.

Last Updated on 05.27.2026