EXHIBIT 10.17
                        CONTRACT FOR SALE OF REAL ESTATE

Residential _____            Vacant Lot _____          Farm/Ranch _____ Other X

                                                              Contract #________


         This is a legally binding contract.  If not understood,  seek competent
advice.  COMMERCE  GROUP CORP.  and HOMESPAN  REALTY CO.,  INC.,  both Wisconsin
Corporations, Owner(s) and/or Seller(s) and GENERAL LUMBER AND SUPPLY CO., INC.,
Buyer,  enter this Contract as of the Contract date defined  below.  The parties
mutually agree as follows:

         1.  PROPERTY.  Owner will sell and Buyer will buy the
following-described real estate situated in CAMDEN County, Missouri:

PART OF THE SOUTH HALF OF SECTION 21, TOWNSHIP 39 NORTH,  RANGE 17 WEST AND PART
OF THE NORTHEAST  QUARTER OF THE SOUTHWEST  QUARTER OF SECTION 21,  TOWNSHIP 39,
RANGE 17, CAMDEN COUNTY,  MISSOURI,  AS MORE SPECIFICALLY  DESCRIBED ON APPENDIX
"B" HERETO

more  commonly  described as STANDING  ROCK  CAMPGROUND  (legal  description  on
updated abstract or title insurance commitment to govern);  subject, however, to
any  reservations,  easements  or  restrictions  of record and any zoning  laws,
regulations  or  ordinances  affecting  the  property  as  will  not  materially
interfere with such use of the property as Buyer might reasonably expect to make
in view of the  general  character  of the area and  neighborhood  in which  the
property is located.

The property to be conveyed  includes all existing  improvements on the property
and  appurtenances,   fixtures  and  equipment  now  located  thereon,  if  any,
including:

*Trees & Shrubs  *Exterior Gas or Electric  Lights  *Built-in Gas Fired Barbecue
Pits  *Attached TV Antennas *All Lighting  Fixtures  *Ventilation & Exhaust Fans
*Ceiling  Fans  *Attached  Mirrors  *Garbage   Disposals   *Dishwashers   *Trash
Compactors  *Ovens & Ranges  *Built-in  Microwave  Ovens  *Electric  Garage Door
Openers & Controls
*All Built-in  Heating,  Cooling & Plumbing  Equipment & Fixtures *Water Heaters
*Water Softeners  *Attached Floor Coverings *Attached Shelving *Radiator Shields
*Shades,  Curtain & Drapery Hardware  *Blinds,  Shutters,  Storm Sashes & Doors,
Screens,  Awnings *Burglar Alarms *Smoke Alarms *Attached  Fireplace Equipment &
Doors  *All   Articles  Now  Provided  for  Tenant  Use  (as  set  forth  below)
*Outbuildings, Silos, Crops (as set forth below)

(Note:  To avoid any misunderstanding, the parties are urged to list below
 as "included" or "excluded" any items which may be subject to question.)

         The following items are also included in the sale:
  SEE APPENDIX "A"   ALSO SEE APPENDIX "A," ITEM 16.
 FOR IMPORTANT OTHER TERMS AND CONDITIONS.

   The following items are excluded from the sale:   __________________________.
         2. PURCHASE  PRICE.  Buyer will pay a purchase price of One Million Two
Hundred Forty-Nine  Thousand and Fifty Dollars  ($1,249,050.00) for the property
as follows:  $*1. No earnest  money at the time of the execution and delivery of
this Contract,  the receipt of which Owner  acknowledges and which earnest money
is delivered to N/A (escrow  agent) to be placed in an escrow account as soon as
practicable,  but not later than ten (10)  banking  days after the date of final
acceptance of this Contract by all parties; and, at closing,  Buyer will execute
any note and deed of trust or assumption agreement provided for in this Contract
and will pay the balance of the  purchase  price,  by an offset  (reduction)  of
Buyer's promissory note issued by Commerce Group Corp.
         3.  [THIS PARAGRAPH IS NOT APPLICABLE AND IT WAS DELETED].
         4.  FINANCING (Check A or B)
         X A. This Contract is not subject to Buyer obtaining financing,  but it
is subject  to a payment by  reducing  the amount of a certain  promissory  note
issued to the Buyer by one of the Sellers.
                B.  This  Contract  is  subject  to  Buyer's  ability  to obtain
financing under the terms set forth in RE555D/A-Exhibit A, Financing Agreements,
attached to and incorporated into this Contract.
         5.  CONTRACT CONTINGENCIES (Check A or B)
               A. This Contract is not subject to any contingencies,  except the
title requirements described below and RE555D/A Exhibit A, Financing Agreements,
if that Exhibit is attached to this Contract.
         X B. This  Contract  is subject to certain  contingencies  that are set
forth  on   RE555D/B-Exhibit   B,  Contract   Contingencies,   attached  to  and
incorporated into this Contract.
         6.  ARBITRATION (Check A or B)
         X    A.  This Contract does not provide for arbitration of disputes.
                B. This  Contract  incorporates  binding  arbitration  under the
terms set forth in  RE555D/C-Exhibit  C, Arbitration  Agreement  attached to and
incorporated  into this Contract.  (Binding on those parities and  Broker/Agents
who sign Exhibit C.)
         7. ACCESS TO PROPERTY.  Seller will permit  inspections of the property
by Buyer personally,  by third-party inspectors selected by Buyer as provided in
RE555D/B-Exhibit B, Contract Contingencies,  or for any inspections subsequently
agreed to in writing  between Owner and Buyer, or as required by Buyer's lender,
upon reasonable advance notice to Seller. Buyer and Selling Agent may be present
during inspections.
         8. TITLE INSURANCE OR ABSTRACT. Owner will deliver at Buyer's request a
commitment  to issue an owner's  policy of title  insurance in the amount of the
purchase price of the property issued by a title insurance  company  licensed in
Missouri.  The commitment will name Buyer as the proposed  insured and will show
the owner's title to be marketable in fact,  subject to the exceptions stated in
paragraph 1 above,  and will  provide  that a policy will be issued  immediately
after Owner's deed to Buyer is placed of record.  All costs of the owner's title
insurance  will be paid  by  Sellers,  and  the  cost of the  mortgagee's  title
insurance  policy,  if any, will be paid by Buyer. In lieu of Owner furnishing a
title insurance commitment, with the consent of Buyer, Owner will, within twenty
(20) days prior to the date of closing, deliver to Buyer an abstract of title to
the property certified to date by a competent  abstracter,  showing the title as
marketable  in fact in Owner,  subject to the  exceptions  stated in paragraph 1
above.
         9. TITLE  OBJECTIONS.  If Owner's  title to the property is  defective,
Buyer will  specify  the  objections  in writing  and deliver the same to Owner.
Unless otherwise mutually agreed by the parties, Owner may have any such defects
corrected  within sixty (60) days from the date of delivery of such  objections,
and the closing date will be extended  until ten (10) days after Owner  notifies
Buyer that such defects have been corrected. If such defects cannot be corrected
within the agreed time, then, at Buyer's option, this Contact will terminate and
the earnest money will be returned to Buyer;  if the defects cannot be corrected
within 120 days from the date of delivery of such objections, then this Contract
will terminate and the earnest money will be returned to Buyer. If this Contract
terminates  under this  paragraph,  Buyer will return the  abstract,  if any, to
Owner, and Owner will be liable for all title examination costs.

         *1 The  payment  for this  real  estate is to be made by  reducing  the
amount of the Buyer's  promissory note due by one of the Sellers (Commerce Group
Corp.),  which  owes  the  sum of  $1,894,978.75  as of  June  30,  2000,  on an
open-ended, secured, on-demand promissory note which bears interest at an annual
rate of 4% plus prime  rate,  but not less than 16% and the  interest is payable
monthly.



                                                                  Page 1 of 1

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         10. TITLE STANDARDS.  "Marketable  title" has the meaning  contained in
Title  Standard 4 of the  Missouri  Bar. If the title  insurance  commitment  or
abstract  discloses  any  encumbrance  or defect  which causes Owner not to have
marketable  title,  such  encumbrance  or  defect  will not  constitute  a valid
objection by Buyer if Owner  furnishes  the  affidavits  or other  documentation
required to remove the encumbrance or defect. It is understood that any existing
liens will be paid out of sale proceeds.
         11. OWNER TO CONVEY BY WARRANY DEED. If Owner has  marketable  title to
the real  property,  Owner will delivery to Buyer at closing a general  warranty
deed  free and  clear  from all  liens  and  encumbrances,  except  as stated in
paragraph 1 above.
         12. TAXES, ASSESSMENTS, RENTS. Owner will pay in full all state, county
and municipal taxes and  assessments,  general and special,  which are a lien on
the property;  except taxes for this calendar year, which will be prorated as of
March 31,  2001.  If the amount of taxes cannot then be  ascertained,  proration
will be computed on the amount of general taxes for the preceding calendar year.
The rental from the  property,  if any,  will go to Owner  prorated to March 31,
2001 and to Buyer thereafter.  Security deposits and advance rents, if any, will
be paid to Buyer at  closing.  If Owner  has paid to any  lender a  deposit  for
taxes,  such amounts will be applied  toward the payment of Owner's  obligations
under this  paragraph  and will be  assigned  to Buyer and Buyer will  reimburse
Owner for any excess over the amount of Owner's  obligation  for prorated  taxes
hereunder;  and if such deposit is not sufficient to satisfy Owner's  obligation
hereunder, Owner will pay to Buyer the amount of any difference.
         13. PARTIES TO PERFORM  PROMPTLY;  LIQUIDATED  DAMAGES.  Because of the
commitment of the parties, time is of the essence of this Contract. If Owner has
kept  Owner's part of this  Contract by  furnishing  marketable  title and Buyer
fails to comply with the terms of this contract by the  scheduled  closing date,
then the  earnest  money  will be paid to Owner as  liquidated  damages,  actual
damages being difficult if not impossible to ascertain, and this Contract may or
may not be thereafter  operative,  at the option of Owner. Each party shall have
all  remedies  available  at law or in equity for breach by the other  party The
holder of the earnest money will not be liable for it until actually in the form
of cash in the holder's  possession.  If Buyer fails to pay  additional  earnest
money when due (if required) or if the earnest money is to be paid over to Owner
as liquidated  damages  because of Buyer's failure to comply with this Contract,
then the earnest  money will go first  toward  reimbursing  expenses of Owner or
Seller's Agent incurred in this transaction, and the balance to be paid one-half
(1/2) to  Owner  and  one-half  (1/2) to  Owner's  Agent in lieu of  commission;
provided,  however,  that the agent will in no event  receive an amount  greater
than the agreed commission. If Buyer and Owner have a dispute over the return or
forfeiture  of earnest  money held in the  aforementioned  escrow  account,  the
deposit  will be held in the escrow  account  until the holder  obtains  written
release from all parties  consenting to  disposition  or until a civil action is
filed to determine disposition,  at which time the holder may pay the funds into
court.
         14.  ARBITRATION,  ATTORNEYS'  FEES, COURT COSTS. If this Contract does
not incorporate binding arbitration  (RE555D/C-Exhibit C) or a binding Agreement
for  Arbitration of Disputes  Addendum is not  subsequently  entered into by the
parties and a suit is filed  concerning  this  property or contract  against any
party  or  agent  under  this  Contract,  or out  of  the  sale  or  actions  or
representations of the sale, then the prevailing party in the litigation will be
entitled to reasonable attorneys' fees and court costs. This clause will survive
the closing or  termination of this Contract and will apply if any litigation is
brought concerning this property or Contract.
         15.  PROPERTY TO BE KEPT INSURED.  Owner will keep the  improvements on
the property fully insured until closing.  If the  improvements  on the property
are  substantially  damaged  or  destroyed  by fire or other  casualty  prior to
closing,  then  Buyer  will have the option of  accepting  all of the  insurance
proceeds and proceeding to close this Contract, or terminating this Contract. If
Buyer  accepts the  insurance  proceeds  and closes this  contract and Owner has
agreed  to  finance  a part of the  purchase  price,  then  Buyer  must  use the
insurance  proceeds to restore the improvements,  or Owner, at Owner's election,
can  terminate  this  Contract.  If  this  Contract  is  terminated  under  this
paragraph, the earnest money will be returned to Buyer and the abstract, if any,
returned to Owner.  Owners will insure the property at its expense through March
31, 2001.
         16.  ASSIGNMENT OF  INSURANCE.  If the parties agree that any insurance
policy on the property  subject  hereto is to be assigned to Buyer,  then at the
time of closing Buyer will pay Owner  pro-rata any amount of unearned  insurance
premium  thereunder  and the  policy  will be  assigned  to  Buyer.  If Buyer is
assuming  indebtedness  on the property  which is secured by a deed of trust and
the lender requires a continuation of the insurance  deposit made by Owner, then
Owner will  assign the deposit to Buyer and Buyer will  reimburse  Owner for the
amount thereof. The insurance will be paid by the Owners through March 31, 2001.
         17.  FACSIMILE  SIGNATURES.  "Facsimile  signatures,"  as that  term is
commonly  used  with  reference  to  facsimile  machines  used  in  transmitting
documents, signatures, photocopies, etc., will be and hereby are declared by all
parties  to this  Contract  to be the  same  as an  original  signature  to this
Contract.  A facsimile of this Contract,  including  signature  portion thereof,
will be treated and relied upon by all  parties  hereto as an original  Contract
and an authentic  signature  with the same legal effect as though the  facsimile
were an original document to which a genuine signature has been affixed.
         18.  CONSTRUCTION.  The terms  "Owner,"  "Seller,"  and  "Buyer" may be
either singular or plural  according to whichever is evidenced by the signatures
below.  Paragraph  captions in this Contract are intended solely for convenience
of reference and will not be deemed to modify,  place any  restriction  upon, or
explain provisions of this Contract.  If any date for performance falls on a day
other than a business  day,  such date shall be extended to the next  succeeding
business day.
         19. AGENT  DISCLAIMER.  Neither  Owner's Broker or agents,  nor
 Buyer's Broker or agents make any guarantee or  representation  as to the
title to the
property, or discrepancies that a survey may reveal, or the repair or
 condition of any of the buildings or improvements on the property.
         20. OWNER PROPERTY CONDITION  DISCLOSURE  STATEMENT.  A seller property
condition  disclosure  statement is not a substitute  for any  inspections  that
Buyer may wish to obtain.  Except as  disclosed  either in this  Contract or any
such seller property  condition  disclosure  statement,  neither Owner,  Owner's
broker or agents, nor Buyer's broker or agents have made any representations not
specifically set forth. (Check one)
         X    A.  No Seller property condition disclosure statement will be
provided by Owner.
                B.  Buyer has reviewed and signed the attached property
condition disclosure statement.
                C. This  contract is  contingent  on Buyer's  review of a seller
property condition disclosure statement which Owner will provide to Buyer within
one (1)  calendar  day after the  Contract  date.  Upon  receipt  of the  seller
property condition disclosure  statement,  Buyer will have two (2) calendar days
to terminate  this Contract by giving Owner written  notice of the  termination.
Upon such notice, the earnest money will be returned to Buyer.
Otherwise, this contingency will be deemed waived by Buyer.
     21. FINAL  WALK-THROUGH.  Buyer or Buyer's Agent will have the right within
seventy-two  (72) hours prior to closing to enter upon the property to conduct a
final walk-through  inspection of the property for the purpose of (1) confirming
that the  general  condition  of the  property is the same as it was on the date
Buyer first signed this Contract,  ordinary wear and tear  excepted,  and (2) if
applicable,  inspecting those items previously  resolved by written agreement of
Buyer  and  Owner.  Owner  will  arrange,  at  Owner's  expense  to have all the
utilities  turned on during the  period  specified  for this  final  inspection.
Owners will pay for all utilities through March 31, 2001.
     22. CLOSING.  This Contract will be closed at the office of the Owners,  in
Milwaukee,  Wisconsin at such time and place as the parties  mutually  agree. If
Owner must take additional steps to deliver  marketable  title, then the time of
closing may be extended as provided above. Possession will be delivered to Buyer
at closing or on April 1,  2001,  subject to the rights of various  recreational
vehicle  tenants who occupy the premises.  Escrow fees, if any, shall be divided
equally  between  Seller and Buyer.  Buyer shall pay the cost of  recording  the
deed.
     23.  [THIS PARAGRAPH IS NOT APPLICABLE AND IT WAS DELETED].
     24.  LEAD-BASED  PAINT  DISCLOSURE:  Every  purchaser  of any  interest  in
residential  property on which a residential dwelling was built prior to 1978 is
notified that such property may present  exposure to lead from lead-based  paint
that may  place  young  children  at risk of  developing  lead  poisoning.  Lead
poisoning in young children may produce permanent neurological damage, including
learning disabilities,  reduced intelligence  quotient,  behavioral problems and
impaired memory.  Lead poisoning also poses a particular risk to pregnant women.
The seller of any interest in  residential  real property is required to provide
the buyer with any information on lead-based paint hazards from risk assessments
or  inspections  in the  seller's  possession  and notify the buyer of any known
lead-based  paint  hazards.   A  risk  assessment  or  inspection  for  possible
lead-based paint hazards is recommended prior to purchase.
         Seller  represents  and  warrants to  Seller's  agent,  Buyer,  and any
Buyer's agent as follows:
                                    (Check  A if  applicable.  If A is  checked,
leave the remainder of this paragraph blank.)
         X A. This Contract is exempt from the disclosure  obligations  under 42
U.S.C.  4852d because (1) the property is not a residential  real property,  (2)
the  property  was  constructed  in 1978 or later,  (3) the  living  area of the
property is not  separated  from the sleeping  area e.g., it is an efficiency or
studio apartment), or (4) other (describe) RV Campground.

RE555D Contract for Sale of Real Estate                             Page 2 of 3

                                 (Check B or C)
                B.  Known lead-based paint and/or lead-based paint hazards
 are present in the housing (explain).
         X    C.  Seller has no knowledge of lead-based paint and/or lead-
based paint hazards in the housing.
                                 (Check D or E)
                D.  Seller  has  provided  Buyer  and  Seller's  agent  with all
available  records and reports  pertaining to lead-based paint and/or lead-based
paint hazards in the housing (list documents below).
         X    E.  Seller has no reports or records pertaining to lead-based
paint and/or lead-based paint hazards in the housing.

Buyer represents and warrants to any Buyer's agent, Seller and Seller's agent as
follows:

                F.  Buyer has received copies of any information listed in
 item D. above.
                G. Buyer has received the pamphlet "Protect Your Family from
 Lead in Your Home."

                                 (Check H or I)

                H. Buyer has waived the opportunity to conduct a risk
 assessment or inspection for the presence of lead-based  paint and/or
 lead-based  paint
hazards.
                 I. Buyer has the  opportunity  to conduct a risk  assessment or
inspection  of  the  property  for  the  presence  of  lead-based  paint  and/or
lead-based paint hazards.  (Intact lead-based paint that is in good condition is
not necessarily a hazard. See the EPA pamphlet "Protect Your Family from Lead in
Your Home" for more  information.)  Buyer will obtain such an  inspection  on or
before  March 31,  2001 (if  blank,  ten days) of the  contract  date at Buyer's
expense.  The risk  assessment or inspection  will include a written  inspection
report.  Should the report disclose the presence of any lead-based paint hazards
unacceptable  to Buyer,  Buyer may give Seller or  Seller's  agent a copy of the
report and a written notice of  nonacceptability  identifying  the  unacceptable
hazards within five (5) days of receipt of the report. Seller will have five (5)
days from receipt of the report in which to enter into a written  agreement with
Buyer  to  either  remediate  the  unacceptable  hazard  or to  make a  monetary
adjustment  in lieu of such  remediation.  If the  parties  do not reach  such a
mutually  acceptable  agreement  within the 5-day  period,  this  Contract  will
terminate and the earnest  money  deposit,  less any expenses  incurred by or on
behalf of Buyer, will be refunded to the Buyer.

Date:  N/A

N/A                                                  N/A
Selling Broker's Firm Name                  Listing Broker's Firm Name

By:  N/A                                    By:  N/A
Selling Agent       Date                             Listing Agent        Date

         25.  SPECIAL AGREEMENTS.

         SEE APPENDIX "A" FOR SPECIAL AGREEMENTS
         SEE APPENDIX "B" FOR LEGAL DESCRIPTION

         To the extent applicable,  Seller and Buyer have reviewed the
information in paragraph 24 above and certify, to the best of their
 knowledge,  that the
information they have provided in paragraph 24 is true and accurate.

         Buyer acknowledges receiving one copy of this Contract.

APPROVED AND ACCEPTED

GENERAL LUMBER & SUPPLY CO., INC.

X  Buyer /s/ Sylvia Machulak            Date:  August 14, 2000, SS 39-0841893
              By:  Sylvia Machulak, President

         Owner hereby X accepts ___ rejects ____  counter  offers the  foregoing
offer set forth in this Contract on the terms  specified  herein.  ___ A counter
offer  form  which  amends  the  terms  of  this  Contract  is  attached  to and
incorporated into this Contract.

         Owner's counter offer will automatically expire at ____m. on _________,
199___, if not accepted by Buyer or withdrawn by Owner before then.

         COMMERCE GROUP CORP. (Owner)

X Owner /s/ Edward L. Machulak             Date  August 14, 2000, SS 39-1942961
               By:  Edward L. Machulak, President

         HOMESPAN REALTY CO., INC. (Owner)

X Owner /s/ Edward A. Machulak             Date  August 14, 2000, SS 39-0959318
         By:  Edward A. Machulak, Secretary

         Buyer accepts Owner's counter offer.  BUYER'S INITIALS  _____________

The "Contract  date" is the date this document was accepted by the last party to
sign.  The Contract date is August 14, 2000,  (may be filled in after  execution
and delivery of this Contract by both parties).

RE555D.   Approved by Legal Counsel of the Missouri Association of REALTORS
      Page 3 of 3





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                                  APPENDIX "A"


APPENDIX  "A" to CONTRACT  FOR THE SALE OF REAL ESTATE  dated AUGUST 14, 2000 by
and between  COMMERCE  GROUP CORP. and HOMESPAN  REALTY CO.,  INC.,  Sellers and
GENERAL  LUMBER AND SUPPLY CO., INC. Buyer and covering  property  described as:
PART OF THE SOUTH HALF OF SECTION 21, TOWNSHIP 39 NORTH,  RANGE 17 WEST AND PART
OF THE NORTHEAST  QUARTER OF THE SOUTHWEST  QUARTER OF SECTION 21,  TOWNSHIP 39,
RANGE 17, CAMDEN COUNTY, MISSOURI.

*****************************************************************************

1.   BUYER  INSPECTION:  Buyers  acknowledge  that,  prior to  execution of this
     agreement,  they have  thoroughly  examined the property to be conveyed and
     that they rely solely on their own  judgment in making  this  agreement  to
     purchase   and   that   there   are  no   understandings,   agreements   or
     representations that are not set forth herein.

2.   [THIS PARAGRAPH IS NOT APPLICABLE AND IT WAS DELETED.]

3.   PROPERTY BOUNDARIES:  It is understood by all parties hereto that broker(s)
     herein do not warrant or guarantee  the location of the  boundaries  of the
     aforedescribed  property and that the accuracy of such  boundaries can only
     be  determined by an up to date survey  performed by a Missouri  Registered
     Surveyor. It is further understood that said broker(s) will, in no case, be
     liable  for  damages  resulting  from any  encroachment,  overlap  or other
     boundary line dispute.

4.   PROPERTY TAXES:  The undersigned  seller and buyer hereby  acknowledge that
     they  understand  that the real estate taxes in this  transaction are being
     pro-rated on the basis of the prior year's tax  assessment or, if available
     at the time of closing  herein,  the current year's tax assessment and that
     responsibility   for  any   subsequent   year's   assessment  is  the  sole
     responsibility of buyer. Proration as of March 31, 2001.

5.   GOVERNMENT AGENCY  NOTIFICATION:  All parties  acknowledge that the closing
     agent of this  transaction  is required to provide  certain  information to
     governmental  agencies regarding the sale and said parties agree to provide
     such  information  as  required  and hereby  sanction  the  release of such
     information.

6.   CONDITIONS  OF RECORD:  Buyer's  proposal  herein is subject to
 approval of any  easements,  restrictions,  reservations  or  conditions
 pertinent to the
     aforedescribed property.

7.   REGULATION  COMPLIANCE:  None  of  the  brokers  herein  warrant  that  the
     aforedescribed  property is in  compliance  with  regulations  pertinent to
     water supply or wastewater  disposal  systems.  THE MISSOURI  DEPARTMENT OF
     HEALTH HAS PROPOSED IN THE MAY 15, 1995  MISSOURI  REGISTER,  REGULATION OF
     ALL ON SIDE WASTEWATER DISPOSAL SYSTEMS THROUGHOUT THE STATE AS MANDATED BY
     SENATE BILL 446.

8.   CLOSING FEE: It is understood and agreed that if the transaction  herein is
     closed by an attorney, an escrow company or a title company the fee payable
     for such  closing  shall be  divided  equally  between  buyer  and  seller.
     Further,  if a mortgage  company is involved an additional loan closing fee
     of up to $100.00 may be assessed to buyer.

9.   ASSOCIATION  DUES:  Buyer and seller agree that Home  Owner's  Association,
     Property  Owner's  Association  or other  dues  assessable  to the  subject
     property,  if any,  will be paid to date of closing by seller and pro-rated
     between buyer and seller from date of last payment anniversary.

10.  CONTINGENCY  REMOVAL:  Buyer may remove any  contingency  placed by it
and reflected  herein at any time,  prior to closing,  by notifying  seller's
 agent      thereof in writing:

11.  FRANCHISE  INDEPENDENTLY  OWNED AND OPERATED:  COLDWELL  BANKER
 SATISFACTION,  INC., is an  independently  owned and operated  Member of
COLDWELL  BANKER
     RESIDENTIAL AFFILIATES, INC.

12.  BINDING CONTRACT:  This contract is binding upon the parties hereto,
their respective heirs, executors, administrators and assigns.

13.  ADDITIONAL CONTINGENCIES:

     A. All improvements  and personal  property that are owned by the owner and
that are presently  located on the  property,  excepting  Recreational  vehicles
trailers,  mobile  homes and other items  owned by tenants as personal  property
will be conveyed to buyer at closing.
     B.  Seller will assign all existing and valid rental or lease contracts,
 etc., in force with tenants to Buyer at closing.
     C.  Sellers will assign all rental, lease, maintenance etc. fees
collected from tenants and other such persons, after March 31, 2001.



<PAGE>


APPENDIX A - PAGE 2

ADDITIONAL CONTINGENCIES continues:

14.  Buyer agrees to not require the re-location of any persons  presently under
     rental  contract  or lease  for a period  of at least one year from date of
     closing, unless said tenant is in default of rental payment(s).

15.  ASSIGNMENT:  This Purchase Agreement is assignable, at Buyer's
 discretion, prior to closing at terms as agreed upon per ratified contract.

16.  OTHER TERMS AND CONDITIONS:

     A.  In view of the fact that on April 30, 2000,  Homespan  Realty Co., Inc.
         executed a Seller's Agency Listing  Contract  (Exclusive Right to Sell)
         with  Re/Max at the Lake  (Re/Max),  a  Missouri-licensed  real  estate
         broker  to  sell  the   Standing   Rock   Campground   at  a  price  of
         $1,750,000.00,  less a 7% commission and the usual related expenses and
         disbursements  and which  listing  expires at 5:00 p.m.  on November 1,
         2000, the Buyers are provided the following options:

         1. To wait  until the  listing  expires to  consummate  the sale of the
property pursuant to this Contract for Sale of Real Estate.

         2.   The purchase of the 300 (100%) Homespan Realty Co., Inc. common
 shares at a value of $1,249,050, which has only one asset:  the Standing Rock
              Campground.  In this transaction, General Lumber & Supply Co.,
 Inc. would acquire absolute control of Homespan Realty Co., Inc., after all
              intercompany liabilities were removed.  Commerce Group Corp.
 would guarantee that there would not be any liabilities.

         3.   An alternate  transaction  would be to obtain Re/Max's  consent to
              transfer the  Standing  Rock  Campground  without the payment of a
              commission and to have General Lumber & Supply Co., Inc.  continue
              listing it for sale with Re/Max.

     B.  All parties are aware that the  Standing  Rock  Campground  consists of
         approximately 330 acres of land with approximately 3,300 lineal feet of
         shoreline  in the Lake of the Ozarks,  a storage  shed,  club house and
         personal property, etc. The Standing Rock Campground needs an upgrading
         of the electrical,  water and septic system to service the campsites of
         the existing occupants. Should the septic system fail, and if there are
         not adequate funds for a major overhaul or repair of this system,  then
         there would be the loss of rental income.

     C.  The parties agree that since this could be construed to be a related
 party transaction, it would be in the best interest of all parties concerned to
         agree that in the event this real estate were sold by General Lumber
and Supply Co., Inc., for more or less than the purchase price within a period
         of one year from the date of the execution of the Warranty Deed, a
 price adjustment would be made to the promissory note issued by Commerce Group
         Corp. to General Lumber and Supply Co., Inc. as shown in the
following example:

                                        Example A        Example B
Net proceeds (including sales commission and related expenses) received
 from the sale of the Standing Rock Campground to a third party      $1,500,000
  $1,000,000
General Lumber and Supply Co., Inc.'s  cost via reduction of its promissory note
 due from Commerce Group Corp.       1,249,050        1,249,050
The difference would be added or subtracted to the General Lumber
 and Supply Co., Inc. promissory note with an interest adjustment retroactive
 to the closing
date of the sale.                         $  250,950       $(249,050)
                                          A Subtraction    An Addition

     D.  All parties are aware that a Deed of Trust has been issued to Ronald
K. Carpenter, Esquire on November 3, 1983 for the benefit of Edward L.
         Machulak, as an individual and not as a Director or Officer of any
corporation referred to herein. and for the benefit of General Lumber and Supply
         Co., Inc.

     E.  In order to make an  orderly  transaction  all  parties  agree that the
         Sellers will operate the business end of Standing Rock Campground until
         March 31,  2001.  The Sellers  will collect and retain all of the rents
         and other  income.  The Sellers  will be liable for all of the expenses
         including,  but not limited to, real estate taxes, insurance management
         fees, operating expenses, etc.

     F.  The Warranty Deed will be issued to the Buyer anytime it requests it
and that date will be regarded as the closing date.






GENERAL LUMBER AND SUPPLY CO., INC.         COMMERCE GROUP CORP.
(A Wisconsin Corporation)                            (A Wisconsin Corporation)


/s/  Sylvia Machulak                                 /s/  Edward L. Machulak
-----------------------------------------   ---------------------------------
By:  Sylvia Machulak, President              By:  Edward L. Machulak, President
BUYER                                                SELLER

DATE:  August 14, 2000                               DATE:  August 14, 2000



                                                     HOMESPAN REALTY CO., INC.
                                                     (A Wisconsin Corporation)

                                                     /s/  Edward A. Machulak
                                      ----------------------------
                                           By:  Edward A. Machulak, Secretary
                                                     SELLER

                                                     DATE:  August 14, 2000


APPENDIX "A"      PAGE 2 OF 2





<PAGE>


                                  APPENDIX "B"

APPENDIX  "B" to CONTRACT  FOR THE SALE OF REAL  ESTATE by and between  COMMERCE
GROUP CORP.  and HOMESPAN  REALTY CO.,  INC.,  Sellers,  and GENERAL  LUMBER AND
SUPPLY CO., INC.,  Buyer and covering  property  described as: PART OF THE SOUTH
HALF OF SECTION 21,  TOWNSHIP 39 NORTH,  RANGE 17 WEST AND PART OF THE NORTHEAST
QUARTER OF THE  SOUTHWEST  QUARTER OF SECTION 21,  TOWNSHIP 39, RANGE 17, CAMDEN
COUNTY, MISSOURI.

*******************************************************************************

All that part of the  following  described  property  which lies  above  contour
elevation 662 feet: A tract of land in the South half of Section 21, Township 39
North, Range 17 West, Camden County, Missouri,  described as follows:  Beginning
at the Northeast corner of the Southwest quarter of the Southwest  quarter,  run
East along the quarter quarter section line 1,312.1 feet; thence South along the
quarter  quarter,  Section line 317.7 feet;  thence leaving the quarter  quarter
section  line and  running in a  Northeasterly  direction  on  bearing  North 60
degrees 20 minutes  East 200.0  feet;  thence  North 50 degrees 50 minutes  East
192.4 feet;  thence  North 58 degrees 50 minutes East 342.6 feet to a steel pin;
thence North 31 degrees 10 minutes East 125 feet to another steel pin in a large
cove;  thence  South 77 degrees 50 minutes  East  1,540.0 feet more or less to a
public road  submerged  in the cove below the 662 feet  elevation;  thence along
public road as  follows:  North 50 degrees 00 minutes  West 271.0  feet;  thence
North 72 degrees 30 minutes West 416.0 feet;  thence North 74 degrees 30 minutes
West 665.0 feet;  thence  North 86 degrees 30 minutes  West 450.0  feet;  thence
North 72 degrees 45 minutes West 542.0 feet;  thence North 86 degrees 30 minutes
West 531.0 feet;  thence  North 80 degrees 15 minutes  West 272.0  feet;  thence
North 86 degrees 30 minutes  West 566.0  feet,  more or less to the West line of
the  Northeast  quarter of the  Southwest  quarter of said  Section  21;  thence
leaving public road, run South along said West line 1,083.6 feet more or less to
the point of  beginning.  ALSO all of the  Southeast  quarter  of the  Northwest
quarter  of  Section  21,  Township  39  North,  Range 17 West,  Camden  County,
Missouri.  ALSO, all of the Northeast  quarter of the Northeast  quarter and the
Southeast quarter of the Northeast  quarter,  EXCEPT two acres deeded for school
purposes in Section 20; and the Southwest  quarter of the Northwest  quarter and
the Northwest quarter of the Southwest quarter in Section 21; ALSO that tract of
land known and described as the Standing Rock School, in School District No. 13,
described  as  follows:  Beginning  at a point 6.95  chains  West of the quarter
section corner between Sections 20 and 21; thence West 3 chains to a set corner;
thence North 9 degrees 00 minutes West 4.97 chains to a set corner; thence North
89 degrees 15 minutes East 4.73 chains to a set corner;  thence South 27 degrees
00 minutes West 5.45 chains to the point of  beginning,  being in the  Southeast
quarter of the Northeast quarter of Section 20. All the previous  described land
being in Township 39 North,  Range 17 West, Camden County,  Missouri.  EXCEPTING
that portion of the described land which lies within road right of way.

All of the Northeast  quarter of the Southwest quarter lying North of the public
road running from Linn Creek to Osage Iron works;  all of the Southeast  quarter
lying North of the public road  running from Linn Creek to the Osage Iron Works;
all in Section 21, Township 39, Range 17, Camden County, Missouri.