SALE OF VACANT LOT 1148 9TH ST

INVITATION FOR BIDS
IFB 2026-A-006
Sale of Real Property for City of Douglas
Douglas, Arizona
INTRODUCTION
The City of Douglas will accept competitive sealed bids for the purchase and potential
development of vacant Real Property located at 1148 9th Street, Douglas, Az 85607, Douglas,
Cochise County, Arizona at the address or physical location until the date and time detailed below.
Bids shall be delivered to the location listed below and shall be in the actual possession of the City
on or prior to the exact date and time indicated below. Late bids shall not be considered until the
next review date, if any. Bids shall be submitted in a sealed package with "IFB#2026-A-006 Sale
of Real Property for the City of Douglas, Douglas, Arizona" and the Offeror's name and address
clearly indicated on the front of the package. All bids shall be completed in ink or typewritten.
Offerors are strongly encouraged to carefully read the entire Invitation for Bids.
Initial Review Due Date: Open until sold
Review Time: N/A
Minimum Bid: $35,000.00
Number of Bid Copies 1 original and one (1) copy. (please label original)
Contact: Rene Rios, Procurement Specialist
E-Mail: Rene.rios@douglasaz.gov
Mailing Address: 425 10th Street, Douglas, AZ 85607
Bid Submittal Location: 425 10th Street, Douglas, AZ 85607
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CITY OF DOUGLAS
INVITATION FOR BIDS # IFB 2026-A-006
OFFER
To the City of Douglas: The undersigned on behalf of the entity, firm, company, partnership, or
other legal entity listed below offers on its behalf to the City a bid that contains all terms,
conditions, specifications and amendments in the Notice of Invitation for Bids issued by the City.
Any exception to the terms contained in the Notice of Invitation for Bids must be specifically
indicated in writing and are subject to the approval of the City prior to acceptance. The signature
below certifies your understanding and compliance with the Terms and Conditions contained in
the Invitation for Bids package issued by the City.
Arizona Transaction (Sales) Privilege For clarification of this offer contact:
Name:
Tax License Number: Email: ______________________
Federal Employer Identification Telephone:
Number: Cell Phone: _____________________
Company Name Authorized Signature for Offer
Address Printed Name
INSTRUCTIONS TO OFFEROR
1. PREPARATION OF BID:
a. Telegraphic (facsimile), email or Mailgram bids will not be considered.
b. The offer document shall be submitted with an original ink signature by a person
authorized to sign the offer.
c. Erasures, interlineations, or other modification in the bid shall be initialed in original
ink by the authorized person signing the Offer.
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CITY OF DOUGLAS
INVITATION FOR BIDS # IFB 2026-A-006
d. If price is a consideration and in case of error of prices in the offer, the unit price shall
govern. No bid shall be altered, amended, or withdrawn after the specified bid due date
and time.
e. Periods of time, stated as a number of days, shall be calendar days.
f. It is the responsibility of all Offerors to examine the entire Invitation for Bids package
and seek clarification of any item or requirement and to check all responses for accuracy
before submitting a bid. Negligence in preparing a Bid confers no right of withdrawal
after bid due date and time.
g. Signatures. All bid responses are required to be signed by an authorized representative
of the bidding entity. Bid responses received unsigned will not be accepted.
2. INQUIRIES: Any question related to the Invitation for Bid shall be directed in writing or
via e-mail no later than five (5) calendar days prior to the review due date, to the
person whose name appears on the front or to the attention of Rene Rios, Procurement
Specialist. Questions submitted after that period may not be answered due to time
constraints. Any correspondence related to the Invitation for Bid should refer to the
appropriate Invitation for Bid ID, page, and paragraph number. However, the Offeror shall
not place the Invitation for Bid ID on the outside of any envelope containing questions since
such an envelope may be identified as a sealed proposal and may not be opened until after
the official Invitation for Bid due date and time.
3. BID FORMAT: A total of one (1) signed and sealed bid bearing IFB# 2026-A-006 must be
submitted to the Procurement Specialist at the Douglas City Hall, located at 425 10th Street,
Douglas, AZ 85607 to be considered as part of the initial review.
4. DUE DATE AND TIME: Bidders must submit bids to the City's contact as listed on the
front until properties are sold at the address or physical location listed on the
Introduction/Offer Sheet (Page 1 of IFB) to be considered as part of the initial review.
5. WITHDRAWAL OF BID: At any time prior to the specified review due date and time, an
Offeror (or designated representative) may withdraw the bid. Telegraphic (facsimile) or
Mailgram bid withdrawals will not be considered.
6. AMENDMENT OF BID: Receipt of an IFB Amendment shall be acknowledged by signing
and returning the original document prior to the specified bid due date and time or with the
original submittal document.
7. EVALUATION OF BID:
The successful bid will be selected based on the following evaluated elements:
(1) proposed price. Minimum Bid Price is $35,000. (possible points _90_);
(2) ability of offeror to develop the land in a manner that builds a home within 24 months or
less. (possible points _10_);
After each review due date until the entire Property is sold, a Selection Committee will
evaluate each IFB according to these elements. Based on the evaluated elements (worth a
maximum of 100 points), scores for each offeror will be evaluated to determine the best offer
for the Property. The Selection Committee will develop a rank-ordered list of the submittals
to the Procurement Specialist for concurrence.
8. TAXES: The City of Douglas is exempt from Federal Excise Tax, including the Federal
Transportation Tax. Sales tax, if any, shall be indicated as a separate item.
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CITY OF DOUGLAS
INVITATION FOR BIDS # IFB 2026-A-006
9. AWARD OF CONTRACT: Notwithstanding any other provision of this Invitation for Bid,
The City expressly reserves the right to:
a. Waive any immaterial defect or informality: or
b. Reject any or all bids, or portions thereof, or
c. Reissue an Invitation for Bid
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CITY OF DOUGLAS
INVITATION FOR BIDS # IFB 2026-A-006
STANDARD TERMS AND CONDITIONS
1. Certification: By signature in the Offer section of the Offer Award Page, the Offer or certifies
that:
a. The submission of the offer did not involve collusion or other anti-competitive practices.
b. The Offeror shall not discriminate against any employee or applicant for employment in
violation of the Federal Executive Order 11246.
c. The Offeror has not given, offered to give, or intends to give at any time hereafter any
economic opportunity, future employment, gift, loan, gratuity, special discount, trip favor,
or service to a public servant in connection with the submitted offer. Failure to sign the
offer, or signing it with a false statement, shall void the submitted offer or any resulting
contracts, and the Offeror may be debarred.
2. Gratuities: The City may, by written notice to the Offeror, cancel the resultant contract if it
is found by the City that gratuities, in the form of entertainment, gifts or otherwise, were
offered or given by the Offeror or any agent or representative of the Offeror, to any officer or
employee of the City with a view toward securing an order, securing favorable treatment with
respect to the awarding, amending, or the making of any determinations with respect to the
performing of such order. In the event the City pursuant to this provision cancels the resultant
contract, the City shall be entitled, in addition to any other rights and remedies, to recover or
withhold from the Contractor the amount of gratuity. Paying the expense of normal business
meals, which are generally made available to all eligible city government customers, shall not
be prohibited by this paragraph.
3. Applicable Law: In the performance of the resultant contract, Purchaser shall abide by and
conform to any and all laws of the United States, State of Arizona, and the City of Douglas
including but not limited to federal and state executive orders providing for equal
opportunities, the Federal Occupational Safety and Health Act and any other federal or state
laws applicable to the contract.
The resultant contract shall be governed by the State of Arizona and suit pertaining to the
contract may be brought only in courts in the State of Arizona.
The contract is subject to the provisions of ARS 38-511; the City may cancel the contract
without penalty or further obligations by the City or any of its departments or agencies if any
person significantly involved in initiating, negotiating, securing, drafting or creating the
contract on behalf of the City or any of its departments or agencies, is at any time while the
contract or any extension of the contract is in effect, an employee of any other party to the
contract in any capacity or a consultant to any other party of the contract with respect to the
subject matter of the contract.
ARS 35-393.01; All materials submitted as part of a response to a solicitation are subject to
Arizona public records law and will be disclosed if there is an appropriate public records
request at the time of or after the award of the contract.
4. Legal Remedies: All claims and controversies shall be subject to resolution according to the
terms of the City of Douglas Procurement Code.
5. Contract: The resultant contract between the City of Douglas and the Offeror shall include
the: (1) IFB, including instructions, all terms and conditions, specifications, attachments, and
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INVITATION FOR BIDS # IFB 2026-A-006
any amendments thereto, and (2) the offer submitted by the Offeror in response to the IFB.
In the event of a conflict in language between the City and the Offeror, the provisions and
requirements of the resultant contract shall govern. In event of a conflict in language between
the IFB and the Contract, the provisions and requirements of the Contract shall govern.
However, the City reserves the right to clarify in writing, any contractual terms with the
concurrence of the Offeror, and such a written contract shall govern in case of conflict with
the applicable requirements stated in the Contract or the Offeror's offer. The IFB shall govern
in all other matters not affected by the written contract.
6. Terms of Sale: The City will consider all terms of sale including, but not limited to, all cash,
deferred payment or other financial arrangements for payment. Bids to purchase that are not
all cash must clearly state all of the terms of the sale. The City has NO information on the
availability of private financing or on the suitability of this Property for financing.
7. Bid Ambiguity: Any ambiguity in the bid as a result of omission, error, lack of clarity or non-
compliance by the Offeror with the specifications, instructions, and all conditions of bidding
shall be construed in the favor of the City.
8. Contract Applicability: The Offeror shall substantially conform to the terms, conditions,
specifications, and other requirements found within the text of this specific IFB. All previous
agreements, contracts, or other documents, which have been executed between the Offeror
and the City, are not applicable to this IFB or any resultant contract.
9. Relationship to Parties: It is clearly understood that each party will act in its individual
capacity and not as an agent, employee, partner, joint venturer, or associate of the other. An
employee or agent of one party shall not be deemed or construed to be the employee or agent
of the other for any purpose whatsoever. The Offeror is advised that taxes or Social Security
payments will not be withheld from any City payments issued hereunder and that the Offeror
should make arrangements to directly pay such expenses, if any.
10. Indemnification: Purchaser shall defend, indemnify, and hold City, its officers and
employees harmless from any and all loss, damage, claim for damage, liability, expense, or
cost, including reasonable attorneys' fees, which arise out of, or is in any way connected with
the property after closing.
11. Force Majeure: Except for payment for sums due, neither party shall be liable to the other
not deemed in default under the resultant contract if and to the extent that such party's
performance of the contract is prevented by reason of force majeure. The term "force majeure"
means an occurrence that is beyond the control of the party affected and occurs without its
fault or negligence. Without limiting the foregoing, force majeure includes acts of God: acts of
the public enemy; war; riots; strikes; mobilization; labor disputes; civil disorders; fire; floods;
lockouts; injunctions-intervention-acts, or failures or refusals to act by government authority;
and other similar occurrences beyond the control of the party declaring force majeure which
such party is unable to prevent by exercising reasonable diligence. The force majeure shall be
deemed to commence when such party is unable to prevent by exercising reasonable diligence.
The force majeure shall be deemed to commence when the party declaring force majeure
notifies the other party of the existence of the force majeure and shall be deemed to continue
as long as the results or effects of the force majeure prevent the party from resuming
performance in accordance with the resultant contract.
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CITY OF DOUGLAS
INVITATION FOR BIDS # IFB 2026-A-006
Any delay or failure in performance by either party hereto shall not constitute default
hereunder or give rise to any claim for damages or loss of anticipated profits if, and to the
extent that such delay or failure is caused by force majeure. If either party is delayed at any
time in the progress of work by force majeure, then the delayed party shall notify the other
party in writing of such delay within forty-eight (48) hours commencement thereof and shall
specify the causes of such delay in such notice. Such notice shall be hand delivered or mailed
certificate-return receipt and shall make specific reference to this article, thereby invoking its
provisions. The delayed party shall cause such delay to cease as soon as practicable and shall
notify the other party in writing. The time of completion shall be extended by contract
modification for a period of time equal to the time that the results or effects of such delay
prevent the delayed party from performing in accordance with the resultant contract.
12. Liens: The Property will be released from any City liens (if any).
13. Acceptable Bid: An acceptable bid is one received from a responsible Bidder, whose bid,
conforming to this IFB, will be most advantageous to the City.
14. Bid Executed on Behalf of Bidder: A bid executed by an attorney or agent on behalf of
the Bidder shall be accompanied by an authenticated copy of their Power of Attorney or other
evidence of their authority to act on behalf of the Bidder.
If the Bidder is a corporation, the Certificate of Corporate/Organization Bidder, included in
this IFB, must be executed. The certificate must be executed under the corporate seal by some
duly authorized officer of the corporation other than the officer signing the bid. In lieu of the
Certificate of Corporate Bidder, there may be attached to the bid, copies of so much of the
records of the corporation as will show the official character and authority of the officer
signing, duly certified by the secretary or assistant secretary, under the corporate seal, to be
true copies.
If the Bidder is a partnership, and all partners sign the bid, with a notation that they are all
general partners, the City will NOT ordinarily require any further proof of the existence of the
partnership. If all the partners do NOT sign the bid, then the names of all those except limited
partners must be furnished on the bid and the City, in its discretion, may require evidence of
the authority of the signer(s) to execute the bid on behalf of the partnership. The name(s) and
signature(s) of the designated Bidder(s) must be included on the Bidder Registration and Bid
Form.
If the Bidder is a limited liability company, a certificate of the LLC must be completed and
executed by the manager and submitted with the Bidder Registration Form. The Certificate of
Corporate / Organization Bidder form may be used for this purpose.
15. Notice of Acceptance or Rejection: Notice by the City of acceptance or rejection of the
bid shall be deemed to have been sufficiently given when faxed, mailed, or e-mailed to the
Bidder or their duly authorized representative at the fax phone number, mailing address, or
e-mail address indicated in the bid. The processing of a registration deposit by the City shall
NOT, in itself, constitute acceptance of the Bidder's offer. The City reserves the right to reject
any or all bids or portions thereof for any reason.
16. Backup Bidder: In the event that the preferred bidder is unable to successfully complete the
purchase of the Property, the next preferred bidder may be selected.
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INVITATION FOR BIDS # IFB 2026-A-006
17. Cost of Bid/Proposal: The City shall not reimburse the cost of developing or providing any
response to this IFB. Offers submitted for consideration should be prepared simply and
economically, providing adequate information in a straightforward and concise manner.
BALANCE OF THIS PAGE INTENTIONALLY LEFT BLANK
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CITY OF DOUGLAS
INVITATION FOR BIDS # IFB 2026-A-006
SPECIAL TERMS AND CONDITIONS
PURPOSE
The Purpose of these Special Terms and Conditions is to set forth the specific manner in which
the sale of the described property shall occur.
1. Definitions:
a. City. The term "City" as used herein refers to the City of Douglas, and is used
interchangeably with "Grantor."
b. Property. The terms "Property" and "Site" as used herein refer to the all or a portion of
the property or properties described in the Property Description of this IFB.
c. Purchaser. The term "Purchaser" as used herein refers to the Bidder whose bid the City
accepts and is used interchangeably with "Offeror", "Buyer" and "Grantee."
d. Bidder(s). The term "Bidder" or "Bidders" as used herein refers to the offeror or offerors
for the purchase of the subject Property, and is used interchangeably with "you."
e. Preferred Bidder. The term "Preferred Bidder" as used herein refers to the Bidder,
whose bid conforms to the terms and conditions of the IFB and is determined by the City
to be the most acceptable bid.
f. Back-Up Bidder. The term "Backup Bidder" as used herein refers to the Bidder, whose
bid conforms to the terms and conditions of the IFB and is determined by the City to be
the most acceptable bid after the Preferred Bidder.
g. Earnest Money. The term "Earnest Money" as used herein refers to the Bidder's deposit
of money demonstrating the Purchaser's good faith offer to the City to fully execute and
comply with all terms, conditions, covenants and agreements contained in any contract
resulting from the City's acceptance of the Bidder's offered bid price. Once a bid is
accepted by the City for contract, all prior deposits made by the Purchaser to register for
the sale, subject to this Invitation for Bids, become Earnest Money to the benefit,
custody, accountability and control of the City.
2. Description Provided in IFB
The description of the Property, and all other information provided with respect to the
Property set forth in the IFB, are based on the best information available to City and are
believed to be correct. Any error or omission, including but NOT limited to, the omission of
any information available to the City having custody over the Property, shall NOT constitute
grounds or reason for nonperformance of the contract of sale, or claim by Purchaser for
allowance, refund or deduction from the purchase price.
3. Condition of Property: The Property is offered for sale "AS IS" AND "WHERE IS"
without representation or warranty, expressed or implied. The Purchaser, and Purchaser's
successors and assigns, or any party-in-possession of the Property, or any part thereof, further
acknowledges that the City makes NO representations or warranty concerning the title,
zoning, character, condition, size, quantity, quality and state of repair of the Property. The
City makes NO other agreement or promise to alter, improve, adapt or repair the Property
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INVITATION FOR BIDS # IFB 2026-A-006
NOT otherwise contained herein. Purchaser shall rely solely on its own due diligence and
examination of the Property. Purchaser acknowledges that there will be NO claims or any
allowances or deductions upon grounds that the Property is NOT in condition or fit to be used
for any purpose intended by the Purchaser after the conclusion of the auction. An "As Is,
Where Is" provision will be included in the Quitclaim Deed.
4. Zoning: The vacant lot located at 1148 9th Street, Douglas, AZ, 85607 is subject to the
jurisdiction of the City of Douglas, Arizona and is currently zoned SFR6 (Single-Family
Residential 6000). However, the verification of the present general plan, zoning, or other
development and/or use requirements shall be the responsibility of the Bidder; and the City
makes NO representation in regard to these matters. Any inaccuracies or changes in the
zoning information shall NOT be cause for adjustment or rescission of any contract resulting
from this IFB.
5. Risk of Loss: As of the date of conveyance, the Purchaser shall assume all responsibility for
care and handling and all risks of loss or damage to the Property, including but NOT limited
to all buildings and other improvements located thereon, and assume all obligations and
liabilities of ownership and NO claim for any allowance or deduction upon such grounds will
be considered after the conclusion of an auction.
6. Taxes, Assessments and Other Costs: As of the date of conveyance, the Purchaser shall
assume responsibility for all general and special real and personal property taxes or other
assessments which have been or may be assessed on the Property, and for all sums due to be
paid by the City in lieu of taxes, which amount shall be prorated.
7. Revocation of Bid and Default: Purchaser agrees that bids made to purchase the Property
are binding offers and once accepted for contract by the City, all deposits made by the
Purchaser, subject to this Invitation for Bids, become Earnest Money to the benefit, custody
and accountability of the City.
In the event of (a) revocation of a bid prior to acceptance by the City, or (b) in the event of
revocation of a bid after notice of acceptance, or (c) in the event of any default by the Purchaser
in the performance of the contract of sale created by such acceptance, or (d) in the event of
failure by the Purchaser to consummate the transaction, the Purchaser agrees that any Earnest
Money and all deposits paid to the City in any acceptable form, together with any payments
subsequently made on account, are subject to forfeit by the Purchaser to the City at the option
of the City as damages for breach of contract, in which event the Purchaser shall be relieved
from further liability.
8. Liability of City: If the City accepts a bid for the purchase of the Property and (a) the City
fails for any reason to perform its obligations as set forth herein; or (b) title does NOT transfer
or vest in the Purchaser for any reason, although Purchaser is ready, willing, and able to close;
or (c) any other contractual claim or cause of action hereafter accrues in favor of Purchaser
under the terms of this IFB, City's liability to Purchaser shall be strictly limited to all amounts
of money Purchaser has paid to City in connection with this sale without interest whereupon
City shall have NO further liability to Purchaser.
9. Title Evidence: Any Bidder, at its sole cost and expense, may procure any title evidence that
the said Bidder desires. The City will, however, cooperate with the Purchaser or their
authorized agent in this transaction, and will permit examination and inspection of such
deeds, abstracts, affidavits of title, judgments in condemnation proceedings, or other
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