Can I still see a house that is under contract?

Sometimes. The seller decides whether to allow showings while under contract. Some do, in case the first deal falls through and they want a backup ready. Others stop showings to avoid the disruption. Ask your agent to check with the listing agent. If showings are off, you can still ask to be notified if the status changes.

What is a backup offer?

A backup offer is a signed offer the seller accepts in second position. If the first contract falls through, the backup moves into first place without the house going back on the market. The backup buyer can usually withdraw before that happens. It costs nothing to write one and it puts you first in line.

How often do deals fall through?

Enough that it is worth paying attention. Inspections, appraisals and financing are the usual reasons. Most contracts do close, but a meaningful share do not, and when one falls apart the house often comes back on the market within a day or two. If you liked it, keep watching it.

What is the difference between pending and active under contract?

In many markets they mean nearly the same thing: an accepted offer, a sale not yet closed. Some MLS systems use active under contract while contingencies are still open and pending once they are cleared. Either way, the deal is not final until closing. Ask your agent which status the local system uses and what it means.

What does "under contract" or "active under contract" mean?

“Under contract,” “active under contract” and “pending” all mean the seller has accepted a buyer’s offer and both sides have signed a purchase contract. The sale is not final. It still has to get through inspection, appraisal, financing and closing, and some deals fall apart along the way. Until the paperwork is signed at the title company and the deed is recorded, the house has not sold.

The statuses you see on a listing

Listing sites pull their status from the MLS, and the words vary a little from one site to the next. Here is what they generally mean.

Status	What it means
Coming soon	In the MLS but not yet available for showings.
Active	For sale, showings allowed, offers welcome.
Active under contract	Offer accepted, contract signed, not yet closed. Some sellers still allow showings and backup offers.
Pending	Offer accepted, usually with contingencies cleared. Waiting on closing.
Sold / closed	The deal closed and the deed was recorded. The house has a new owner.

On our search at /search/all-homes the status shows on each listing. If you see a home you like marked active under contract, do not assume it is gone.

What happens between contract and closing

Once both sides sign, the clock starts on a series of deadlines written into the contract.

The buyer puts earnest money with the title company. The buyer orders an inspection and has a set number of days to review it and ask for repairs or walk away. The lender orders an appraisal. The lender finishes underwriting the loan. The title company searches the title and prepares the closing documents. Then everyone signs, the money moves, and the deed is recorded.

That whole stretch usually takes several weeks. During most of it, the house is under contract but nothing is final.

Can I still make an offer?

Yes, as a backup offer. A backup offer is a full written offer that the seller can accept in second position. If the first deal falls through, your contract moves into first place and the house never goes back on the market.

Not every seller takes backups, and not every listing agent encourages them, but it costs you nothing to ask. If the first buyer’s inspection goes badly or their loan falls through, the seller already has a signed contract in the drawer, and it is yours.

If you write a backup, you can usually withdraw it any time before it moves into first position. So there is little downside to being in line.

Why deals fall through

The common reasons are the ones the contingencies cover. The inspection finds something the buyer will not accept and the seller will not fix. The appraisal comes in under the contract price and neither side will close the gap. The lender denies the loan or cannot fund by the closing date. Occasionally a buyer’s own house does not sell, or someone just changes their mind and gives up their deposit.

When that happens, the listing goes back to active, often within a day or two. Buyers who were watching the house are the first to know.

If there is a home you want that is already under contract, tell me. I can find out whether the seller is taking backups and whether showings are still allowed, and we can decide together whether a backup offer makes sense. If it does not, we keep looking, and I will let you know the moment that status changes.