A house listed as “pending” often leaves interested buyers confused about whether the property remains a viable option to pursue. While a deal has been struck between a seller and a primary buyer, this status does not mean the transaction is complete or that the opportunity to view the home has vanished. The ability for a realtor to show a property in this state depends almost entirely on the selling homeowner’s strategy and their level of confidence in the existing offer.
Understanding the Pending Status in Real Estate
The designation of a property as “pending” signifies that a seller has formally accepted an offer and both parties have signed a purchase contract. This status indicates that the transaction is moving toward the closing table, having likely cleared initial hurdles such as the home inspection and appraisal contingencies. The home is essentially off the active market, as the seller is contractually obligated to the primary buyer.
The pending status is different from a “contingent” status, which means an offer has been accepted but remains dependent on specific, unresolved conditions. For instance, a contingent status might mean the buyer still needs to sell their current house or that the financing approval is not yet final. Once those conditions are met or waived, the listing transitions to pending, signaling that the sale is expected to close soon.
Direct Answer: Showing a Pending Property
A realtor can show a house that is listed as pending, but this scenario is rare and requires explicit permission from the seller. Since a contract is already in place, the seller has no incentive to allow showings unless they have a specific reason to keep the property visible to other buyers. This decision is entirely at the seller’s discretion and is guided by the terms they set with their listing agent.
The willingness to allow showings is usually a reflection of the seller’s nervousness about the existing contract. If the primary buyer’s financing looks shaky or an inspection revealed minor issues, the seller may want to keep their options open. The listing agent must coordinate directly with the primary buyer’s agent and the seller to schedule any viewing.
Primary Reasons a Pending Home Is Still Shown
The primary motivation for a seller to allow continued showings is to secure an official backup offer. A backup offer acts as a safety net, ensuring the seller has an immediate replacement buyer if the primary contract fails. Accepting a backup offer maintains the sale’s momentum, preventing the seller from having to relist the property and restart the marketing process.
Sellers permit showings when they are concerned about common pitfalls that can derail a transaction, such as the primary buyer’s loan falling through. The possibility of the primary buyer trying to renegotiate terms after an unfavorable appraisal or inspection also encourages sellers to line up a second option. Knowing a signed backup contract is in place gives the seller leverage and security throughout the closing period.
The Mechanics of Making a Formal Backup Offer
Submitting a formal backup offer is the most actionable step for a buyer interested in a pending property. It is a fully executed, legally binding purchase agreement that places the buyer in the second position. The contract includes a specific clause stating that it will automatically move into the primary position if the initial contract is terminated.
This process requires the backup buyer to complete all the steps of a normal purchase, including providing earnest money and signing the contract. The agreement must clearly define the activation triggers, such as the primary buyer’s inability to secure financing or a serious title issue. Your agent should ensure the contract includes an escape clause, allowing you to withdraw the backup offer if you find a different property while waiting for the primary deal to resolve.
The backup offer must be presented to the seller and formally accepted to be valid and next in line. If the primary deal closes successfully, the backup offer simply expires, and the earnest money is returned to the backup buyer. Because the contract becomes active immediately upon the primary deal’s failure, it is an efficient way for sellers to avoid returning to the open market.
When the Opportunity to View Ends (Closing)
The window of opportunity for viewing a pending home or submitting a backup offer closes once the transaction reaches the final stage. The closing process involves the signing of all necessary legal documents and the transfer of funds. Once the deed is recorded with the local government, the property status officially changes to “sold.”
At this point, the property is no longer available to view or purchase, and any existing backup offers are automatically voided. The time between a pending status and closing takes between 30 and 60 days, depending on the buyer’s financing and the complexity of the title work. Buyers interested in a pending home must be prepared to act quickly before the sale is finalized.