Question 1

Do I need to be pre-approved before touring homes?

Accepted Answer

You don't have to be, but you should be. Pre-approval takes about 15 minutes with a local lender, tells you your real price range, and makes your offer far stronger when two buyers want the same house in Winner or Gregory.

Question 2

How much do I need for a down payment?

Accepted Answer

It depends on the loan program. USDA Rural Development and VA loans can be 0% down, FHA is 3.5%, and conventional loans usually run 5–20%. Much of south central South Dakota qualifies for USDA financing, which surprises a lot of first-time buyers.

Question 3

Should I skip the inspection on a rural property?

Accepted Answer

Never. On rural and acreage properties we recommend a general inspection plus well and septic testing. It's a few hundred dollars that can save you tens of thousands.

Question 4

Do you represent buyers, or only sellers?

Accepted Answer

Both. We can write and negotiate your offer as your buyer's agent on any listing in the area, not just our own. If you're interested in a property we have listed, we'll explain exactly how representation works before you sign anything.

Question 5

How long does it take to close?

Accepted Answer

Cash purchases can close in as little as two weeks. Financed purchases typically take 30–45 days from accepted offer to keys, depending on the lender, appraisal, and title work.

Question 6

What costs should I expect besides the purchase price?

Accepted Answer

Plan on loan origination fees, an appraisal, title insurance and closing fees, prorated property taxes, and your first year of homeowner's insurance. Your lender's loan estimate lists every line item in writing.

Question 7

How is my home priced?

Accepted Answer

We run a comparative market analysis using actual recent sales in your area — not an online estimate — and combine it with what we're seeing on the ground right now in showings and offers.

Question 8

How long does a typical listing take to sell?

Accepted Answer

In our market, well-priced homes generally go under contract in 2–8 weeks. Land and commercial property can take longer on a traditional listing, or sell in a single day at auction.

Question 9

What does it cost to work with Shippy Realty?

Accepted Answer

Commission is negotiated per listing and disclosed to you up front, in writing, before you sign. Auctions have their own fee structure, also disclosed before you commit.

Question 10

Should I make repairs before listing?

Accepted Answer

Fix the cheap, visible things — paint, leaky faucets, worn flooring, trim and landscaping. Skip major remodels; buyers rarely pay back a full kitchen redo. We'll walk your home and tell you honestly what's worth doing.

Question 11

Do I have to be moved out before you list it?

Accepted Answer

No. Plenty of our sellers live in the home through the listing period. We schedule showings around you and give as much notice as we can.

Question 12

Are auctions only for distressed properties?

Accepted Answer

No — that was true 30 years ago. Today, quality farmland, estates, equipment, and commercial buildings sell at auction because competitive bidding produces true market price and a firm, non-contingent close date.

Question 13

Can I sell with a reserve?

Accepted Answer

Yes. Most of our auctions include a seller-set reserve — the minimum price you'll accept. If bidding doesn't reach it, you are not obligated to sell.

Question 14

How do I register to bid?

Accepted Answer

For live auctions, register on site the day of the sale with a photo ID. For online and hybrid sales, we post a registration link about two weeks before the auction date on the auction's page.

Question 15

How long does an auction take from start to sale day?

Accepted Answer

Typically 30–60 days. That covers title work, marketing, photography and drone video, mailers, and preview showings before the sale date.

Question 16

What happens right after the gavel falls?

Accepted Answer

The high bidder signs a purchase agreement that day and puts down earnest money — usually 10%. There are no financing or inspection contingencies, and closing normally happens within 30 days.

Question 17

Can I bid online if I can't attend in person?

Accepted Answer

On most sales, yes. Our hybrid auctions run live bidding and online bidding side by side, so out-of-state buyers can compete in real time. Check the individual auction page for the bidding platform link.

Question 18

Do you handle farm and ranch land?

Accepted Answer

Yes — cropland, pasture, CRP, hunting ground, and recreational tracts throughout south central South Dakota and north central Nebraska. Land is a large share of what we sell every year.

Question 19

How do you market a land tract?

Accepted Answer

Aerial drone photography and video, soil and FSA data, plat and parcel maps, a downloadable property book, targeted mailers to neighboring landowners, and syndication to the major land marketplaces.

Question 20

What about existing leases and CRP contracts?

Accepted Answer

Cash rent leases and CRP contracts transfer with the ground and affect timing and value. We spell out the lease status and contract expiration in every land listing so buyers can plan possession.

Question 21

Do you have storage units available?

Accepted Answer

We manage storage units and RV bays in Winner. Availability changes constantly — our storage page shows current vacancies and waitlist status by unit size.

Question 22

What sizes do you rent?

Accepted Answer

Everything from 9x16 units up to 8x20 containers and 15x40 RV bays. Sizes, pricing, and current availability are listed on the storage page.

Question 23

Do you recommend a lender?

Accepted Answer

We work with several local lenders and banks who know this market and close on time. Tell us your situation and we'll point you to two or three good options — the choice is always yours.

Question 24

Can I estimate my monthly payment?

Accepted Answer

Yes. Our loan calculator estimates principal, interest, taxes, insurance, and PMI, and also compares renting versus buying and whether a refinance pays off.

Question 25

Is a home warranty worth it?

Accepted Answer

For many buyers and sellers, yes — it covers major systems and appliances during the first year of ownership and can be a strong selling point. Our home warranty page explains what's covered and what isn't.

Question 26

What areas do you serve?

Accepted Answer

We're based at 439 East 2nd Street, Winner, SD 57580 and serve Winner, Gregory, Colome, Burke, Bonesteel, White River, and the surrounding counties in South Dakota, plus north central Nebraska.

Question 27

What are your office hours?

Accepted Answer

Monday through Friday, 9:00 AM to 5:00 PM. Saturdays by appointment, closed Sunday. Call or text us any time and we'll get back to you.

Question 28

How fast do you respond to an inquiry?

Accepted Answer

Same business day in almost every case. If you send a form after hours, expect a reply the next morning — or call the office directly if it's time sensitive.

Real estate and auction questions, answered

Buying

Selling

Auctions

Land & Farms

Storage

Financing

Working with us

Sixty-plus years of questions like yours