Seeing homes marked Contingent or Pending and wondering if you still have a shot? You are not alone. In a small market like New Era, the right home can move fast, which makes status labels feel confusing and urgent all at once. In this guide, you will learn exactly what Active, Contingent, Pending, and Under Contract mean, how they typically play out in Michigan, and what to do next based on each status. You will also get a simple timeline and a buyer checklist tailored to Oceana County. Let’s dive in.
Key status definitions
Active
A listing is Active when it is on the market and the seller is inviting showings and offers. You can tour the home and submit an offer right away. Most Active listings are fully marketed and visible across portals.
Contingent
A listing is Contingent when the seller has accepted an offer that includes conditions such as inspection, financing and appraisal, clear title, or the sale of the buyer’s current home. The deal is in progress but not final. Some MLS systems continue showings and allow backup offers, while others limit showings. Local rules decide what is allowed, so have your agent confirm the specifics.
Pending
A listing is Pending when major contingencies have been removed and the contract is moving toward closing. Showings often stop at this stage. Backup offers may or may not be allowed based on local practice. Pending usually means a lower chance the home comes back to market, but it is not guaranteed to close.
Under Contract
Under Contract often overlaps with Pending. Some MLSs use Under Contract right after acceptance and before contingency removal, while others use it the same way as Pending. Treat it like Pending unless your agent confirms a different local definition.
Why status meanings can vary
MLS status names and rules are set by local associations and brokerages. That means whether showings continue during Contingent or Pending can differ by market. In Oceana County, always ask your buyer’s agent to verify which MLS governs the listing and what the current status allows.
What to do based on status
If a listing is Active
- Schedule a showing immediately.
- Have a current mortgage pre-approval and proof of funds ready.
- Decide your offer strategy fast. Consider price, timing, and terms that reduce risk for the seller.
If a listing is Contingent
- Ask your agent which contingencies are in place and the deadlines for removal.
- Confirm whether the seller is still showing the property.
- If permitted, submit a backup offer that is clear and competitive.
- Stay prepared in case the deal falls through so you can act quickly if it returns to Active.
If a listing is Pending or Under Contract
- Expect a low probability the home becomes available again.
- Ask your agent if backup offers are allowed and worthwhile given the situation.
- If you submit a backup, make it strong and include clear terms for acceptance.
Typical timelines after acceptance
Every deal is unique, but these ranges are common in Michigan and nearby markets:
- Inspection and due diligence: often 5 to 14 days after acceptance.
- Appraisal ordered soon after acceptance with results in about 7 to 14 days.
- Mortgage underwriting and final approval: about 21 to 45 days total from acceptance.
- Closing date: negotiated in the contract and often 2 to 8 weeks after acceptance.
These are general ranges. Local contracts and lender speed will drive your actual timeline.
New Era market dynamics
New Era is a smaller market within Oceana County. Inventory can be limited and well-priced homes can draw quick interest. Sellers often prefer clean offers with shorter contingency windows or strong financing. As a buyer, you should be ready to tour quickly, submit a complete offer, and respond fast to counteroffers.
Be offer ready checklist
- Current mortgage pre-approval, ideally from a responsive lender.
- Proof of funds for earnest money and closing costs.
- Government ID and recent pay stubs or tax documents for lender requests.
- Funds set aside to schedule inspections quickly.
- A flexible calendar for short-notice showings and timelines.
Smart questions to ask
Questions for the listing agent via your agent
- Is the property still being shown at this status?
- Which contingencies remain and when are they due to be removed?
- Are backup offers being accepted and what format is preferred?
- What is the target closing date and any critical milestones?
Questions for your own agent
- Can we structure a backup offer now, and what would strengthen it without overpaying?
- Should we shorten or limit contingencies, and what risks would that add?
- What are this seller’s likely priorities such as price, timeline, or certainty?
Backup offer basics
- Structure: Similar to a primary offer, but it activates only if the primary contract ends. Include a clear acceptance window and earnest money terms.
- Pros: You move to next in line without entering a bidding war today.
- Cons: Your chance depends on the primary deal failing and it can tie up time and attention.
Practical buyer examples
- You see Contingent with a note that showings continue. You can tour the home and submit a backup offer that is ready to go if the first buyer cancels after inspection.
- You see Pending with no showings. Your agent confirms the seller is not considering backups. In a small market, you keep your search moving and prepare for the next Active listing.
Key takeaways
- Contingent usually means an accepted offer with conditions still open, and you may be able to view the home or submit a backup offer.
- Pending or Under Contract usually means contingencies are removed and the deal is marching toward closing, so your odds are lower.
- In New Era’s small market, readiness matters. Have pre-approval, funds, and a clear plan so you can move when the right home appears.
If you want help reading statuses in real time and crafting competitive offers that fit your comfort level, connect with a local expert who works these timelines daily. Reach out to Gabriela Peterson to talk through your goals and next steps.
FAQs
What does Contingent mean for New Era buyers?
- It means the seller accepted an offer with conditions still open. You may be able to tour and submit a backup offer if the seller allows it.
Does Pending mean a home will definitely close?
- Not always. Pending signals a higher chance of closing, but title, funding, or other issues can still arise.
Can I submit a backup offer on a Pending home in Oceana County?
- Sometimes. Whether backups are allowed depends on the MLS rules and the seller’s preferences. Ask your agent to confirm.
How fast should I act on an Active listing in a small market?
- Quickly. Have pre-approval, proof of funds, and a plan so you can tour and submit an offer without delay.
Should I waive inspection or appraisal to be competitive?
- Waiving protections increases risk. Many buyers shorten timelines or limit requests instead of fully waiving. Decide with your agent and lender.
What is Under Contract compared to Contingent?
- Under Contract often overlaps with Pending. Contingent means conditions are still open. Confirm the exact meaning with your agent based on the local MLS.
