Pending vs. contingent: Learn the main differences

Have you ever found your dream home only to notice it's been marked as "pending" or "contingent"? These listing statuses leave many buyers wondering: Should I move on? Or is there still a chance to buy the home?

The terms pending and contingent mean a seller has accepted an offer, but each term represents a different phase in the buying process:

— A contingent status means the sale has conditions that must still be met.

— A pending status means the contingencies have been met and the sale is ready to close.

This difference matters because contingent homes often accept backup offers, while pending properties rarely do. 

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What is the difference between pending and contingent?

The difference between pending and contingent statuses comes down to timing and conditions in the home sale process.

What is a contingent listing?

While the seller has accepted an offer, specific conditions must still be met before the sale can close. These conditions, called contingencies, typically include securing mortgage financing, passing a home inspection, or getting an appraisal to confirm the property's value.

Sellers often continue showing contingent homes and may accept backup offers. That means buyers still have a chance with contingent properties. They can get in line in case the current deal collapses. Contingent periods usually last one to two weeks as buyers work through their conditions.

What is a pending listing?

A pending status means the sale has cleared contingency hurdles. All conditions have been satisfied or waived, and the transaction is moving toward closing.

Most sellers stop accepting new offers at this stage, making it much harder for other buyers to get in the game. Although pending sales are nearly locked up, deals can still fall apart before closing documents are signed.

A pending status can stretch 30 to 60 days until the actual closing takes place. The closer a home gets to closing, the lower your odds of swooping in with a successful offer.

What does contingent mean in real estate?

A contingent listing lives in the middle: It's not quite available but not completely sold either. When you see this status, a seller has accepted an offer, but specific conditions must be fulfilled before the sale can close.

Which raises the question: What are contingencies, and what would it take for them to derail the current offer?

You could think of contingencies as safety nets for buyers. They protect buyers from getting stuck with a bad deal or losing your earnest money if something goes wrong.

Types of contingencies

Most contingent offers include several standard protective clauses:

— Financing contingency: Protects you from losing earnest money if you cannot secure a mortgage loan within the agreed timeframe

— Appraisal contingency: Allows you to renegotiate or walk away if the home's appraised value falls below your offer price

— Inspection contingency: Gives you the right to request repairs or cancel the contract based on inspection findings

— Home sale contingency: Lets you make your purchase conditional on selling your current home first

If any one of these contingencies falls through, the home could be back on the market. Your backup offer could put you next in line to buy the home. 

Common contingent statuses

Some contingent listings appear with specific labels that tell you what's happening:

Contingent – Continue to Show: The seller keeps showing the property and accepting backup offers. This gives you the best chance as a backup buyer.

Contingent with Kick-Out Clause: The seller can accept another offer if current buyers don't remove contingencies within a set period. This creates urgency for the primary buyer and more opportunity for you.

Contingent – No Show: The property stays on the market but isn't being shown to other buyers. Your chances here are limited unless the current deal falls through.

What does pending mean in real estate?

A "pending" status signals the home sale has moved past the contingency phase. The buyer has satisfied major requirements like financing approval, inspections, and appraisals. Most, if not all, contingencies are behind them.

Consider a pending listing nearly sold. The buyer has shown serious commitment by clearing their inspection contingency or appraisal contingency requirements, and closing preparations are underway.

Common pending statuses

Just like with contingent listings, you'll see pending listings with specific modifiers that tell the real story:

— Pending - Taking Backups: The seller still wants backup offers as insurance against the current deal falling through

— Pending - Short Sale: Transaction requires final lender approval, creating more uncertainty

— Pending - More Than 4 Months: This extended timeline often signals construction delays or complex financing

Expect the pending phase to run 30 to 45 days while buyers follow their steps to buying a house and schedule a closing.

Most pending sales close successfully, but until the closing papers get signed, deals can still collapse. Unexpected financing problems, title issues, or even cold feet could still happen.

Or, something could happen with the buyer's home sale contingency. Maybe the person buying the buyer's old home doesn't meet one of their contingencies, putting that transaction in limbo.

Can you make an offer on a contingent house?

Yes, you can make an offer on a contingent house, and it might be smarter than you think. Since contingencies still need to be satisfied, there's a chance the seller will turn to a backup buyer.

Realistically, your odds aren't great. Purchase contracts fall apart about 5 percent of the time, according to the National Association of Realtors. That means about 1 in 20 contingent homes need backup buyers. 

Properties marked "continue to show" indicate the seller wants backup offers, creating your best opportunity.

Make it a strong backup offer

Sellers who turn to a backup offer have just failed to sell their home. They probably don't want to repeat the same mistake with the next offer. This means potential backup buyers can stand out by making a strong offer.

To strengthen your backup offer, consider submitting fewer contingencies than the primary buyer. Offering a competitive price matters, but clean terms often matter more because they make life simpler for the seller.

Also, make an offer you can fulfill. Before submitting an offer, use a mortgage calculator to see what monthly payments on the home would be.

Better yet, get a mortgage preapproval. This shows the buyer you're willing and able to follow through on the offer. 

Preapprovals from Better can show results within as little as three minutes without affecting your credit score.

Can you make an offer on a pending house?

Making an offer on a pending house is possible, but your chances are even slimmer than offering on a contingent listing. Pending properties have already cleared most hurdles and are heading toward closing, leaving little room for new buyers to get the seller's attention.

Your best shot comes with properties marked "pending - taking backups." These sellers still want backup offers as insurance, or else they're concerned the current buyer may fall through.

Your offer might sit untouched for weeks while the current transaction plays out. 

If you're determined to try:

Submit a clean offer with minimal contingencies. Keep an appraisal contingency for protection but eliminate others that could slow things down. Just like with contingent homes, offering with a mortgage pre-approval in your pocket shows you're serious and ready to move quickly.

Your real estate agent can craft a compelling offer on a home that might catch the seller's attention if their current deal stumbles. 

Timing matters here. Act fast when you spot a pending property with backup status, but prepare for a long wait with uncertain results.

Steps to make an offer on a pending or contingent home

Spotted a home you love despite its pending or contingent status? You can still position yourself as a strong backup candidate with the right approach:

1. Get pre-approved for financing – Show sellers you're serious with a solid pre-approval letter. Check current mortgage rates and use a mortgage calculator to understand your budget clearly before making any moves.

2. Work with an experienced agent – Find a Realtor who knows backup offers inside and out. They'll guide you through the steps to buying a house and help you time your approach perfectly.

3. Make a clean offer – Strip out unnecessary contingencies where you can afford to, but don't expose yourself to too much risk. 

4. Offer competitive terms – Stand out with a higher earnest money deposit or flexibility on closing dates. Sellers notice when backup offers come with better terms than their current deal.

5. Write a personal letter – Tell the seller why their home speaks to you, but keep it brief and respect fair housing laws. Sometimes this emotional connection can tip the scales.

6. Be inspection-ready – Review a home inspection checklist now so you can move fast if your offer gets called up. Preparation beats scrambling later.

7. Stay patient yet persistent – Check in with the listing agent through your Realtor regularly, but don't be a nuisance. There's a fine line between interested and annoying.

8. Be prepared to move quickly – Be ready to submit a formal offer on the home the moment the current deal falls through. Speed often wins in these situations.

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Pending and contingent FAQs

Questions about these listing statuses come up a lot. 

What's the difference between pending and under contract in real estate?

"Under contract" and "contingent" essentially mean the same thing: A seller has accepted an offer, but certain conditions still need to be met. Both indicate the sale has active contingencies that buyers must still satisfy. Once those conditions are fulfilled, the property moves to "pending" status as it heads toward closing. You can review the steps to buying a house to understand this process better.

Can a seller cancel a contingent offer?

Yes, sellers can back out of contingent offers. This typically happens when buyers fail to meet conditions within the agreed timeframe for their mortgage contingency or appraisal contingency. Some contracts include a "kick-out clause" that allows sellers to accept better offers if current buyers don't satisfy contingencies quickly enough.

How long does it take to move from contingent to pending?

The transition usually takes one to two weeks, depending on how quickly buyers complete their home inspection and satisfy other contingencies. Getting an appraisal and securing financing typically takes five to seven business days.

Mortgage preapproval means your offer is better

Contingent homes leave more room for hope than pending properties.

But success with either status depends on luck, preparation, and speed. A skilled agent who knows the market can help you monitor a contingent offer or a pending property.

Getting mortgage preapproval positions you to act quickly when the existing contingent offer falls through. The seller will know you're a serious buyer who has already started satifsifed contingencies before making an offer.

Getting preapproved with Better won't affect your credit score and can show your status within three minutes.

...in as little as 3 minutes – no credit impact