Contingent vs. Pending in Los Gatos Real Estate

Have you ever watched a Los Gatos listing flip from “active” to “contingent” or “pending” overnight and wondered what that means for you? It is a common moment of confusion, especially when you are ready to schedule a tour or write an offer. The good news is you still have options, and understanding status can help you move fast with confidence.

In this guide, you will learn what contingent, active‑contingent, and pending usually mean in our area, how each status affects showings and offers, and when a backup offer makes sense. You will also get a simple plan you can follow the next time a favorite home changes status. Let’s dive in.

What “contingent” means in Los Gatos

A home marked contingent has an accepted offer with conditions that need to be met before closing. These conditions are called contingencies. Until they are satisfied or removed in writing, the buyer can usually cancel under specific terms in the contract. In Santa Clara County, agents commonly update status through our regional MLS, and wording can vary by listing agent.

Contingent status often keeps the property in a semi‑active state. The seller may still allow showings or accept backup offers. Always read the public and agent remarks on the listing and confirm with the listing agent because instructions can differ home by home.

Showings on contingent homes

Some listings read “contingent — continue to show,” which means you can request a tour. Others say “contingent — do not show,” which means showings pause while the first buyer works through contingencies. The remarks field and the listing agent’s instructions control this.

Backup offers on contingent homes

Sellers often consider backup offers while a home is contingent. A backup offer sits in second position and becomes primary if the first contract is canceled. Your offer should clearly state that it is a backup and include an expiration date so you are not locked in longer than you intend.

Timelines during the contingent stage

Key dates run from the purchase contract. You will commonly see deadlines for inspections, appraisal, financing, title review, and any homeowners association documents. As those dates pass and contingencies are removed, the deal becomes firmer.

Active‑contingent or active under contract

Some listings appear as active‑contingent or active under contract, depending on the MLS fields used. In practice, this often means the seller is still marketing the home and may allow showings and accept backups. It is not universal, so rely on the listing remarks and a quick call to the listing agent to confirm what is allowed today.

• Showings: Often allowed, subject to seller instructions.
• Backup offers: Commonly considered, especially if contingencies are early in the timeline.
• Buyer takeaway: If you love the home, move quickly to tour and position a clean, well‑documented backup.

What “pending” usually means

A pending listing is typically further along. Most or all buyer contingencies have been removed or expired, and escrow is moving toward closing. Showings for new primary buyers are usually paused, although limited access can occur for appraisals or inspections. Some sellers still accept backups while pending, but many do not.

• Probability of closing: Higher than contingent, though rare fall‑throughs do happen.
• Showings: Often paused for new primary buyers.
• Backups: Possible at the seller’s discretion.

Common contingencies and removal

Understanding common contingencies will help you judge risk and timing.

• Inspection contingency: Lets you inspect, request repairs, or cancel if concerns cannot be resolved. Removal means you accept the home’s condition or any negotiated credits.
• Loan (financing) contingency: Protects your ability to secure financing. Removal means you are committed to close even if your lender later adds conditions, within contract limits.
• Appraisal contingency: Protects you if the appraisal is below the purchase price. Removal means you are prepared to bridge any gap or renegotiate.
• Sale‑of‑home contingency: Your purchase depends on selling your current home. This is less common in competitive segments.
• Title and HOA document review: You can review title reports and association documents before you commit.

When you remove a contingency in writing, you give up the right to cancel for that specific reason. If you later default, you could risk your deposit as outlined by the contract and California law. Consult your agent and lender before shortening or removing any contingency.

How status shapes your strategy

Your approach should balance competitiveness and protection.

• Keep full contingencies: Safest for you, though it may be less competitive in fast segments.
• Shorten contingency timelines: A shorter inspection or loan period can make your offer stronger while still keeping protections.
• Strengthen other terms: A larger earnest money deposit or price can help without waiving protections.
• Use escalation carefully: If using an escalation clause, consider appraisal and loan implications.

In Los Gatos, practices vary by price band and current market conditions. Align your strategy with your risk tolerance and lender guidance.

If you love a home that is contingent or active‑contingent

Take these steps to position yourself well.

1. Verify access: Confirm whether showings are allowed and if the seller is accepting backups.
2. Understand the timeline: Ask what contingencies remain and the removal dates for each.
3. Prepare a clean backup: Include proof of funds or pre‑approval, clear terms, and an expiration date. Decide whether to shorten any contingency windows based on your lender readiness and comfort.
4. Stay responsive: If the first deal falters, the seller will move quickly. Be ready to convert to primary with updated disclosures and signatures.

If the home is pending

Pending deals close more often, yet backups can still make sense if the home is an excellent fit.

1. Ask about backups: Some sellers take none at this stage. Others will consider them.
2. Calibrate expectations: The likelihood of converting a backup is lower than on contingent listings.
3. Keep your search moving: Continue touring other homes so you do not lose momentum.

Showings, offers, and timing at a glance

Here is a quick way to think about each status.

• Contingent: Semi‑active. Showings may continue. Backup offers are common. Key contingency dates are still open.
• Active‑contingent: Often similar to contingent with clearer intent to keep marketing. Confirm in remarks.
• Pending: Late stage. Limited new showings. Backups possible but less common. Preparing for closing.

Verify what each listing really allows

MLS terminology and usage can vary by agent and by MLS fields. Always read the listing remarks closely and confirm details with the listing agent. If you submit a backup, get acceptance terms in writing so your priority and obligations are clear.

A local plan for Los Gatos buyers

You can move confidently even when status changes mid‑search.

• Watch the status line every morning if you are tracking a favorite home.
• If status switches to contingent or active‑contingent, ask your agent to confirm showings and backup policy right away.
• If it goes pending, decide whether a low‑probability backup is still worth it for you, then continue touring.
• Revisit your contingency plan with your lender before you shorten or remove any protections.

Ready to navigate Los Gatos status changes with clarity?

You deserve a calm, step‑by‑step plan tailored to your goals. If you want help reading status nuances, structuring a safe but competitive backup offer, or timing contingency removals, reach out to a local advisor who does this every day. Connect with Ana Pace for clear guidance and next steps.

FAQs

What does “contingent” mean in Los Gatos real estate?

• It means the seller accepted an offer with contingencies, so key deadlines like inspections, appraisal, or loan approval are still open. Showings and backups may continue depending on seller instructions.

Can you tour a contingent home in Los Gatos?

• Sometimes. If the listing says continue to show and the seller allows it, you can request a tour. Always confirm in the remarks and with the listing agent.

What does “pending” mean for buyers in Los Gatos?

• It usually signals that contingencies have been removed and the sale is moving toward closing. Showings for new primary buyers are typically paused, though some sellers accept backups.

Should you submit a backup offer on a pending home?

• If the home is a strong fit, a backup can be worthwhile, but the odds of converting are lower than on contingent listings. Include a clear expiration date and keep touring other homes.

Which contingencies do buyers often shorten in competitive segments?

• Inspection and loan timelines are often shortened to appear stronger, but the right approach depends on market conditions and your risk tolerance. Coordinate with your agent and lender.

What happens after you remove contingencies?

• You usually give up the right to cancel for that reason. If you later default, your deposit could be at risk based on contract terms and California law. Remove protections only when you are confident in your financing and due diligence.