Kentucky Real Estate Purchase and Sale Agreement (Investor PDF)
An investor-ready purchase and sale agreement drafted for Kentucky transactions, plus a plain-English summary of what Kentucky law expects in a residential purchase contract. Free PDF, no signup required.
Kentucky Purchase and Sale Agreement
Free PDF • Updated July 2026
Part of our free real estate investor forms library.
What Kentucky Requires in a Purchase Contract
These are the contract and disclosure requirements our research identified for Kentucky residential transactions, with statute citations. Requirements change; always confirm the current rule before closing.
Federal Lead-Based Paint Disclosure Verbatim language required
42 U.S.C. 4852d; 40 C.F.R. Part 745 Subpart F (745.113); 24 C.F.R. Part 35 Subpart A
Pre-1978 housing: contract must contain the Lead Warning Statement, seller's disclosure of known lead paint/hazards, records statement, buyer's 10-day inspection opportunity, and signed acknowledgments
Applies to: pre-1978 residential (target housing)
Seller's Disclosure of Property Condition (KREC Form 402)
KRS 324.360; 201 KAR 11:350
Disclosure form (roof, basement, water, sewage, systems, hazards, etc.) required ONLY in single-family residential sales where a KRS Chapter 324 licensee receives compensation; listing seller completes at listing; delivered to buyer within 72 hours of a signed offer (120 hours post-contract in non-listed deals involving a licensee)
Applies to: single-family residential where a real estate licensee receives compensation; NOT required in pure FSBO/unrepresented direct sales (typical investor direct-to-seller purchases); exempt: new homes with warranty, auction sales, court-supervised foreclosures
Kentucky Regulates Wholesaling
2023 Ky. Acts ch. HB 62, amending KRS 324.010 and 324.020 (eff. June 29, 2023); penalties KRS 324.990
Licensing-based regulation: 'real estate brokerage' now expressly includes advertising for sale an equitable interest in a contract for the purchase of real property - publicly marketing a property (or the contract interest in it) that you do not own requires a Kentucky license. Unlicensed activity: Class A misdemeanor first offense, Class D felony thereafter. Privately assigning a contract to a known buyer without public advertising remains lawful; disclose assignability to the seller and the assignment to the end buyer in writing
See how Kentucky compares in our wholesaling laws by state table.
Kentucky Closing Practice at a Glance
| Deed convention | General warranty deed is customary for arm's-length residential sales |
| Transfer tax | Real estate transfer (deed) tax, KRS 142.050: $0.50 per $500 of value declared in the deed, collected by the county clerk at recording |
| Customary payer | seller (statutorily imposed on the grantor, KRS 142.050) |
| Attorney closing | Attorney not required for a typical closing. Not a mandatory attorney-closing state: lay closing agents may conduct closings but may not give legal advice (Countrywide Home Loans v. Kentucky Bar Ass'n, 113 S.W.3d 105 (Ky. 2003)); deed/mortgage DRAFTING is the practice of law, so attorneys customarily prepare the deed; every recorded instrument needs a preparer statement (KRS 382.335) |
| Witness and notary | Deeds require grantor's signature acknowledged before a notary/officer (KRS 382.130); no subscribing witnesses needed. CRITICAL: every non-exempt deed must contain a sworn, NOTARIZED Consideration Certificate stating the full actual consideration (or estimated fair cash value for gifts/nominal), signed by BOTH grantor and grantee or their agents (KRS 382.135); deed must also recite parties' addresses, the in-care-of tax-bill address, and the KRS 382.335 preparer statement |
More Investor Resources
Disclaimer: This template and summary are provided free for reference and educational purposes. Clearway Home Buyers is not a law firm and does not provide legal advice, and no attorney-client relationship is created by downloading or using these forms. Real estate law varies by state and by transaction. Review any form with a licensed Kentucky attorney before use. Read the full disclaimer.
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