Definition
A multi-parcel auction is an event where multiple parcels (lots) are offered for sale in rounds. Unlike traditional auctions, where a lot is sold once and done, in a multi-parcel auction:
Parcels can be sold individually, in groups, or as the entire set.
Previously combined parcels can be reopened and bid on separately.
The auctioneer continuously seeks the highest total dollar value across all combinations, advancing bids by increments.
This process ensures maximum revenue by giving bidders flexibility to pursue the exact parcels or combinations they value most.
Why Software Is Required
Multi-parcel auctions are powerful but also computationally complex.
The challenge comes from the number of possible combinations of parcels that bidders might bid on. As the number of parcels increases, the number of possible bundles grows exponentially.
The formula for the total number of possible non-empty bundles is:
2n−12^n - 12n−1
Where:
nnn = number of parcels
2n−12^n - 12n−1 = number of possible combinations
Examples
5 parcels: 25−1=312^5 - 1 = 3125−1=31 possible combinations
10 parcels: 210−1=1,0232^{10} - 1 = 1{,}023210−1=1,023
20 parcels: 220−1=1,048,5752^{20} - 1 = 1{,}048{,}575220−1=1,048,575
50 parcels: 250−1≈1.13×10152^{50} - 1 \approx 1.13 \times 10^{15}250−1≈1.13×1015
100 parcels: 2100−1≈1.27×10302^{100} - 1 \approx 1.27 \times 10^{30}2100−1≈1.27×1030
Clearly, no human auctioneer can track and update all of these combinations in real time. Specialized auction software (like Auction Flex) is required to calculate, update, and present the best combinations efficiently during the auction.
Visual Example: 4-Parcels
With just 4 parcels (A, B, C, D), here are the possible non-empty combinations:
Singles: {A}, {B}, {C}, {D}
Pairs: {A,B}, {A,C}, {A,D}, {B,C}, {B,D}, {C,D}
Triples: {A,B,C}, {A,B,D}, {A,C,D}, {B,C,D}
All four: {A,B,C,D}
That’s 15 combinations total, and it’s only 4 parcels! You can see how quickly this grows.
Summary
A multi-parcel auction maximizes revenue by letting bidders compete on any combination of parcels.
The number of possible combinations grows exponentially as parcels increase.
Software is essential to manage the complexity, calculate totals, and keep the auction flowing smoothly.
For a good visual on what the above math means, let's go through the potential combinations of a 4 parcel auction.
Adding one more parcel (E) would result in 31 potential bundles, so you can see why the math gets too complicated for pencil and paper very fast.
Multi-Parcel Auctions & Presenters in Auction Flex
Auction Flex provides the easiest-to-use and most powerful solution for conducting multi-parcel auctions. With built-in Map Presenter and Grid Presenter tools, you can maximize bidder engagement, project real-time updates, and ensure the highest possible dollar outcome.
This guide walks you through:
Setting up a Multi-Parcel auction
Using the Map Presenter
Using the Grid Presenter
Part 1: Setting Up a Multi-Parcel Auction
1. Create a New Auction
From the Navigator toolbar, click Auction Maintenance.
Click New and enter the auction name.
2. Enter Parcels as Lots
In Auction Maintenance, click Auction Lots.
Select Fast Entry.
For each parcel:
Enter lot details and consignor. Keep in mind that multi parcel auctions are ALWAYS single consignor. This is due to the way lots can be combined, split, combined again. This is not a limitation of the software, it is a limitation on how you would figure out the actual payment to the seller and keep you from any legal liability.
If needed, input acreage in the Quantity field.
Save with Save, or right-click to duplicate the last lot.
3. Enable Multi-Parcel Mode
From the Auction drop-down, select Multi-Parcel.
Double-click your auction to open it.
4. Configure Bid Increments
Go to the Bid Increments tab.
Add increment levels (percentage or flat dollar).
To enforce one flat increment, check Force Flat Rate and enter the amount.
KK Pro Tip. This is my preferred setting. It makes it very clear to the customer what is happening on the board. Using a % or a graduated increment can get very confusing.
5. Adjust Auction Settings
Use the Settings tabs to:
Set printer behaviors.
Configure presenter screens (Map or Grid).
6. Enter Bids
Open the Leader Board or High Combos tab.
Enter lots, price, and bidder # in the Lots field.
Save each entry with Save Bid.
7. Combination Bids
Use comma ( , ) or dash ( - ) for combinations:
Example:
1-3= lots 1 through 3.Example:
1,4= lots 1 and 4 together.Example 1,5-10 would be 1, 5,6,7,8,9,10
For “What If” queries: click What If, review suggested bid, enter bidder #, then save.
8. Manage & Monitor Bids
Delete errors by right-clicking a bid → Delete Bid.
Totals update automatically (Total and Per Acre).
Use tabs to view:
Leader Board
High Combos
Bid History
Backup Position Boards
Part 2: Using the Map Presenter
The Map Presenter projects a visual map of your land parcels, dynamically updating as bids are placed.
Tip: Set your extended desktop resolution to 800x600 before starting.
1. Open Display Settings
In Multi-Parcel Bid Maintenance, click Display Settings.
Select Map Presenter.
2. Load Your Map
Click Select Image Map.
Browse for a
.jpgor.bmpmap file.Customize patterns, colors, and fonts in the display screen.
3. Outline Parcels
Go to the Setup tab.
Drag and drop parcel labels (upper left) onto their correct locations on the map.
Choose the Parcel from the small drop down menu and hit Select.
Using your mouse, click the outlines of each parcel. If you need to create a curve, click multiple times along a line.
Choose the next parcel in the small drop down menu and continue.
4. Start the Presenter
Click Start Map Presenter.
Drag the window to your extended desktop for bidder viewing.
KK Pro Tip - Use the option for solid colors instead of transparencies. While less attractive, it makes who is on what lot much clearer.
Part 3: Using the Grid Presenter
The Grid Presenter provides a traditional leaderboard-style display for your auction.
System Requirements: Same as Map Presenter (dual monitors, extended desktop at 800x600).
1. Open Display Settings
From your Multi-Parcel auction, open the Display Settings tab.
2. Start the Grid Presenter
Click Start Grid Presenter
The Grid Display Settings window opens.
3. Configure Options
To enable the Back-In column (for what-if combos):
Set Display What = High Combos.
Check Show Back In What If.
Use Display What drop-down to show:
Leader Board
High Combos Not on the Leader Board
4. Launch & Exit
Drag the presenter to your extended desktop.
Click Start MP Grid ![610_cmd_StartMPGrid].
Exit with the Escape key or by clicking the X.
KK Pro Tip - Keep in mind that you can run multiple independent grid presenters showing different data using the setup options either on the same monitor/projector screen, or separate projector screens. You do need to run these off the main computer to update in real time. I like to run two screen set on top of one another. The top screen shows Winning Bids, the screen under set up with a red background showing bids not on the leaderboard. This will make it extremely clear to the bidder who is in the lead position and who needs to bid more.
Part 4: Using Auction Flex Mobile for What If Query
You can use the AFM (either on a local network, or if using the cloud, using your standard AFM login) screen for ringment to query “What If” bids. In a multi parcel auction, you only want one person entering the bids, that would be the clerk. You would however have a team of ringmen working the bidders, either individual lot bidders, or combination lot bidders, against each other. Do to this you need to know the next bid that could break up a combination, or create a new combination, without alerting other bidders or tipping a bidders hand.
Open AFM either in an app, or in a browser.
Select the proper current auction.
Go to Clerking on the drop-down menu to the left.
Select What If Query
✅ Summary
Multi-Parcel Auctions: Enter parcels, configure increments, accept combos, and monitor progress.
Map Presenter: Display land visually with live updates.
Grid Presenter: Show leaderboard-style bidding with real-time totals and “what-if” combos.
With Auction Flex presenters, you give bidders a clear, professional, and engaging experience while ensuring you achieve the maximum revenue possible.