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“Contingent” vs. “Pending”: What It Really Means When You’re Home Shopping

Written by Kimberly Smith - Your trusted Real Estate Queen of Las Vegas




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If you’ve been browsing homes online, you’ve probably seen a few exciting listings, only to notice one frustrating detail:

They’re labeled as "contingent" or "pending." And just like that, you're left wondering…

“Can I still make an offer? Or is it too late?”

Let’s break it down.


First, What Does “Contingent” Mean?


When a home is marked contingent, it means the seller has accepted an offer, but certain conditions still need to be met before the sale is finalized.


Think of it like this: the house is under contract, but not off the market entirely. Some of the most common contingencies include:


  • 🔍 Home Inspection Contingency – The buyer wants to make sure the property doesn’t have hidden issues.

  • 💰 Financing Contingency – The buyer’s mortgage still needs final approval.

  • 🏠 Appraisal Contingency – The lender requires a valuation that supports the price.

  • 📦 Home Sale Contingency – The buyer must sell their current home first.


Can you still make an offer on a contingent home?


➡️ Yes! In some cases, sellers will still entertain back-up offers—especially if the current deal looks shaky. This is where a smart, well-timed move with your Realtor can put you in a prime position.


✅ What Does “Pending” Mean?


Pending means the seller has accepted an offer, and all contingencies have been cleared. The sale is now in its final stages—usually just waiting on paperwork and a closing date.

At this point, the chances of the deal falling through are very slim.


Can you still make an offer on a pending home?


➡️ Technically, no. Most pending homes are taken off the market. But occasionally, if a contract falls apart last-minute (it happens!), your agent can step in quickly if you’re already prepared.


🧠 Why These Statuses Matter to You as a Buyer


Understanding these terms isn’t just about definitions—it’s about timing your move strategically.


  • If a home is active, you’re likely facing strong competition.

  • If it’s contingent, it may still be within reach—but you need guidance on how to approach it.

  • If it’s pending, it’s probably off the table—but worth keeping an eye on, just in case.



👑 Kimberly’s Pro Tip:

“Some of my savviest buyers scored their dream homes by being backup buyers on contingent properties. It’s not about rushing—it's about being ready. Let’s talk strategy so you're positioned smartly, even when the market looks tight.”

💬 Ready to shop smart?

If a listing has you second-guessing what’s possible, don’t go it alone. I’ll guide you through the fine print and help you spot the opportunities others miss.



👑 About Kimberly Smith, she's a top local Realtor known for her sharp market insight, strategic approach, and commitment to helping clients move smart—whether buying, selling, or just exploring what’s next. She’s not just a local expert—she’s The Real Estate Queen of Las Vegas.


📞 Connect with Kimberly:📍 Serving Greater Las Vegas | 🏡 Luxury + Residential

📲 (702) 291-7098

Follow on Instagram: kimberlysmithrealestate





 
 
 

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