Understanding Real Estate Statuses: “Pending” vs. “Contingent” (and Why It Matters)

In real estate, when a home is listed as under contract, it means the seller has accepted an offer but the sale has not yet closed. At this stage, the property will typically be labeled as either contingent or pending. Both terms indicate the home is under contract, but they signal very different points in the transaction: contingent means certain conditions still need to be met, while pending means those conditions have been satisfied and the deal is moving toward closing. Knowing the difference between contingent and pending can help buyers and sellers better understand where a property stands in the sales process.

What Does “Pending” Mean?

In real estate lingo, when a home is listed as pending, it means:

• The seller has accepted a buyer’s offer.
• All contingencies—inspection, financing, appraisal, title, etc.—have been successfully satisfied.
• The transaction is deep into the escrow process, with closing the only next step.

Important details:

• It’s not officially sold yet, meaning there’s still a slight chance the deal could fall through.
• Common reasons deals collapse even at the pending stage include financing denial, inspection issues, low appraisals, title problems, or buyer’s change of heart.
• The property might remain listed for 30–60 days, although cash buyers may close sooner.

Can You Still Make an Offer?

• Usually, once a house hits pending, the seller stops accepting offers unless there’s a kick-out clause or they explicitly welcome backup offers.

What Does “Contingent” Mean?

A listing marked contingent means:

• The seller has accepted an offer, but one or more conditions (contingencies) must be satisfied before the sale can proceed.

Common Contingencies Include:

• Mortgage contingency: Gives the buyer time to secure financing.
• Inspection contingency: Allows backing out if serious issues surface during inspection.
• Appraisal contingency: Protects buyers if the home’s appraised value is below the purchase price.
• Title contingency: Lets buyers walk away if there are liens or title disputes.
• Home sale contingency: Allows the buyer time to sell their own home first.

Contingent Listing Sub-Types:

• Contingent: Continue to Show (CCS) – The seller continues showing the property and may accept offers.
• Contingent: No Show – Seller stops showing, but contingencies aren’t yet cleared.
• Contingent with or without Kick‑Out Clause – Kick‑out clause lets the seller stay open to better offers; without it, the buyer has more time.
• Contingent: Short Sale or Probate – Specialized scenarios involving lender approval or estate settlement.

Can You Make an Offer on a Contingent House?

Yes—especially in a CCS scenario—your offer might position you favorably if the first deal doesn’t close.

Contingent vs. Pending: Side-by-Side Comparison

FAQ: Contingent vs. Pending in Real Estate

Q: What does it mean when a home is under contract?

A home listed as under contract means the seller has accepted an offer, but the sale hasn’t closed yet. At this stage, the listing will usually be marked contingent or pending.

Q: What is the difference between contingent and pending?

Contingent means the sale depends on certain conditions being met, such as financing or inspection. Pending means those conditions are cleared and the home is moving toward closing.

Q: Can I make an offer on a contingent home?

Yes, sometimes. If the listing is marked “Contingent: Continue to Show” or has a kick-out clause, sellers may still accept backup offers.

Q: Can a pending sale still fall through?

Yes, though it’s less common. Pending sales can collapse due to financing issues, appraisal problems, or title disputes, but most make it to closing.