Seeing “Contingent” or “Pending” on a Boston listing and not sure what it means for your next move? You are not alone. These MLS labels can shift showings, limit new offers, and change your leverage in negotiations. In this guide, you’ll learn how Boston-area statuses typically work, what they signal about timelines, and how to adapt your strategy as a buyer or seller. Let’s dive in.
Why MLS status matters in Boston
Boston-area listings run through MLS PIN, and local broker practices can shape how each status is used. You will often see “Under Agreement” or “Offer Accepted” alongside national terms like “Contingent” and “Pending.”
Because naming and usage can vary by brokerage, confirm the exact meaning with the listing agent for any property you’re considering. Status affects whether showings continue, whether backup offers are welcomed, and how much room remains to negotiate.
Active status: available now
Active means the property is for sale and the seller is taking offers. Multiple offers are possible, especially in low-inventory Boston neighborhoods.
- Showings: Typically allowed per the seller’s instructions.
- Offers: New offers welcomed; competition may be strong.
- Leverage: Sellers hold the advantage in hot areas. Buyers can negotiate but may need to be flexible on terms.
- Timeline: No contract yet. Some homes move to offer quickly in high-demand pockets.
Contingent status: contract with conditions
Contingent means the seller accepted an offer, but the deal includes provisions that must be met or waived. Common contingencies include inspection, financing, appraisal, or the sale of the buyer’s current home.
In practice, you may see two versions:
- Contingent — Continue to Show (sometimes shown as Active — Contingent or CTG): The seller may allow showings and consider backup offers.
- Contingent — Do Not Show: The seller is not allowing routine showings and may not be seeking backups.
What this means for you:
- Showings: Vary by listing notes. Continue-to-show often means some access.
- Offers: A primary offer is in place. Backup offers may be accepted if the seller is open to them.
- Leverage: Buyers in contract hold leverage through contingencies. Sellers regain leverage if backup interest is strong.
- Timeline: Contingency windows are defined in the contract. Inspection periods commonly run 7–14 days. Financing windows often run 21–45 days. Exact dates are set in the agreement.
Under Agreement or Offer Accepted
In Boston, “Under Agreement” or “Offer Accepted” often means there is an accepted contract and contingencies may still be in play. Some brokerages use these terms interchangeably with Contingent or as a step on the way to Pending.
- Showings: May continue if backups are desired. Check agent remarks.
- Offers: Backup offers can be considered depending on the seller’s plan.
- Leverage: Buyer leverage typically decreases as contingencies are removed. Seller leverage grows as the deal firms up.
Pending status: nearing the finish line
Pending means the home is under contract and contingencies have been satisfied or removed, or the deal is otherwise very close to closing.
- Showings: Usually not allowed for the public. The home is effectively off the market.
- Offers: New offers are rarely accepted. Some sellers may allow backups, but this is not common.
- Leverage: Minimal buyer leverage at this stage. Seller leverage is high unless a major issue arises.
- Timeline: Many Massachusetts closings occur 30–60 days after contingencies are cleared, but exact timing depends on the contract and lender.
How listings move from active to sold
Here is the typical flow you will see in Suffolk County:
- Active → Contingent or Offer Accepted: The seller accepts an offer and contingencies apply.
- Contingent → Pending: Contingencies are removed and the contract becomes firm.
- Pending → Sold/Closed: The transaction closes and title transfers.
Some listings move directly from Active to Pending when contingencies are very short or waived.
Showings and backup offers: what to expect
- Active: Schedule a showing and submit offers quickly in competitive areas.
- Contingent — Continue to Show: You can submit a backup offer. Consider clear terms, a sensible expiration date, and how your contingency windows compare to the current contract.
- Contingent — Do Not Show or Pending: Odds are low for new buyers. A backup offer may still be an option but expect limited impact.
Negotiation strategy by status
For buyers:
- Active: Prepare a strong offer with solid earnest money, clear timelines, and contingencies that match your risk tolerance. Pre-approval and clean terms help in tight markets.
- Contingent and showing: A backup offer can position you to step in if the first deal falters. Keep terms clear and timelines tight enough to be attractive, but not risky for you.
- Pending: Focus on other opportunities while leaving a well-drafted backup offer only if you truly want the property.
For sellers:
- While Contingent: Allowing showings can pull in backups and reduce the risk of a fall-through.
- Contingency terms: Shorter contingency windows or buyers with strong pre-approvals increase certainty.
- Market read: In high-demand segments, you can ask for tighter timelines. In slower segments, balanced terms may keep buyers engaged.
Typical contingency timelines in Massachusetts
Every contract is unique, but here are common ranges you will see in Greater Boston:
- Inspection contingency: Often 7–14 days from acceptance.
- Mortgage/financing contingency: Often 21–45 days, depending on lender and preparedness.
- Appraisal contingency: Typically within the financing window.
- Sale-of-home contingency: Highly variable, from weeks to months.
Always rely on the specific dates in your purchase and sale agreement.
How to verify a listing’s true status
Because terminology can vary across MLS PIN and brokerages, confirm these details on any property you are tracking:
- Exact status label in MLS and how the listing agent defines it.
- Whether the seller is accepting backup offers and how they will be handled.
- Which contingencies remain and the deadlines for each (inspection, loan commitment, appraisal).
- Whether showings are allowed and on what schedule while Contingent.
The bottom line
- Active means available and competitive.
- Contingent means under contract with conditions, and some sellers still welcome backups.
- Pending means contingencies are cleared and the closing is near.
Your strategy should shift as the status changes. If you want nuanced guidance on offers, contingency windows, or backup positioning in Boston’s core neighborhoods, connect with a seasoned negotiator. Ready to plan your move? Talk with Guy Contaldi for a clear, negotiation-first strategy.
FAQs
What does “contingent” mean in Boston MLS listings?
- A contract exists but contingencies remain. Some sellers continue to show the home and accept backup offers, so check the specific listing notes.
Can I tour a home that is contingent in Suffolk County?
- Often yes if it is marked continue-to-show, but access depends on the seller’s instructions and the listing agent’s notes.
What is the difference between “Under Agreement” and “Pending” in Boston?
- Under Agreement often means an accepted offer that may still be contingent, while Pending usually signals that contingencies are cleared and closing is near.
Can I make an offer on a pending property in Boston?
- New offers are rarely accepted at Pending. You can ask about submitting a backup offer, but expect limited opportunity.
How long does it take to close after a listing goes pending in Massachusetts?
- Many transactions close within 30–60 days after contingencies are removed, but the contract and lender drive the actual timeline.
Are backup offers binding in Boston real estate?
- A signed backup addendum can be binding if the primary contract fails, so ensure terms, timelines, and expiration are clear before you commit.
Is waiving the inspection contingency risky for Boston buyers?
- Yes. Waiving inspection reduces your protections and leverage later. Balance competitiveness with your risk tolerance and consult your advisor.
