If you’ve been browsing listings on Staten Island or anywhere in the NY/NJ metro area, you’ve likely encountered homes marked as “contingent” or “pending.” These pending vs contingent statuses can be confusing, especially when you’re trying to understand whether that dream home is still within reach. Let’s break down exactly what each home sale status means and how they impact your buying or selling strategy.
TL;DR: Contingent means an offer was accepted but depends on specific conditions being met (like financing approval). Pending means all contingencies are satisfied and the sale is proceeding to closing—though deals can still fall through.
What “Contingent” Really Means in NY & NJ
When a property is marked contingent, it means the seller has accepted an offer, but the sale depends on certain conditions being met. Think of contingencies as safety nets that protect both buyers and sellers from unexpected issues. In New York and New Jersey markets, the most common contingencies include:
- Financing contingency: The buyer must secure mortgage approval within a specified timeframe (typically 30-45 days)
- Home inspection contingency: The property must pass inspection without major issues, or negotiations for repairs must be successful
- Appraisal contingency: The home must appraise at or above the contract price
- Sale of current home: The buyer must sell their existing property before proceeding
During the contingent period, sellers typically continue showing the property and may accept backup offers. This is crucial to understand—a contingent status doesn’t mean the home is completely off the market. Smart buyers often submit backup offers on contingent properties, especially in competitive markets like Staten Island where inventory moves quickly.
The contingent phase can last anywhere from a few days to several months, depending on the specific contingencies involved. For example, a simple inspection contingency might be resolved in 7-10 days, while a home sale contingency could extend the timeline by 60-90 days or more. Understanding these real-estate contract terms helps you navigate the process more effectively.
What “Pending” Means—And Why Deals Still Collapse
What does pending mean in real estate? When a listing moves from contingent to pending, it signals that all contingencies have been satisfied or waived. The deal is now moving toward closing, with both parties committed to completing the transaction. At this stage, sellers typically stop accepting new offers and cease showings.
However, pending doesn’t guarantee a closed deal. According to the latest contract-termination stats from NAR’s May 2025 Confidence Index, approximately 7% of pending sales fall through before closing. Common reasons for pending deals collapsing include:
- Financing falls through: Even with pre-approval, buyers can lose financing due to job loss, credit score changes, or lender underwriting issues
- Title problems: Liens, boundary disputes, or ownership questions discovered during title search
- Walk-through issues: Major damage or unauthorized changes discovered during the final walk-through
- Buyer’s remorse: Though less common, some buyers get cold feet and forfeit their earnest money
The pending period typically lasts 30-45 days, though cash deals can close in as little as 7-14 days. During this time, both parties work through the closing process, including finalizing mortgage documents, conducting the title search, and preparing for the transfer of ownership.
Contingent vs Pending at a Glance
| Aspect | Contingent | Pending | Key Difference |
|---|---|---|---|
| Contract Status | Accepted offer with conditions | All conditions met | Contingencies active vs. satisfied |
| Showings | Often continue | Usually stopped | Availability to view |
| Backup Offers | Commonly accepted | Rarely accepted | Seller flexibility |
| Timeline to Close | 45-90+ days | 30-45 days | Contingency resolution time |
Can You Make an Offer on a Contingent or Pending Home?
The short answer: yes, but your chances differ significantly between contingent vs pending properties. With contingent homes, sellers often welcome backup offers, especially if they have concerns about the primary offer’s strength. Your buyer experience will be smoother if you work with an agent who can gauge the likelihood of the primary deal falling through.
For contingent properties, consider these strategies:
- Submit a strong backup offer: Make it attractive with fewer contingencies and flexible terms
- Stay engaged: Have your agent check in regularly on the primary offer’s progress
- Be ready to move quickly: If the primary deal fails, you’ll need to act fast
With pending homes, the situation is different. While you can still submit a backup offer, sellers are less likely to entertain them since they’re closer to closing. However, if you’re truly interested in a pending property, having your offer on file can pay off if the deal unexpectedly falls apart. Remember that even at this stage, that 7% contract termination rate means some pending sales won’t make it to closing.
Seller’s Checklist for Moving from Contingent to Pending to Closed
If you’re selling your home, understanding how to navigate from contingent to pending status smoothly can mean the difference between a successful sale and starting over. Here’s your roadmap through the seller experience:
During Contingent Status:
- Keep your home show-ready for potential backup offers
- Respond promptly to inspection requests and documentation needs
- Work with your agent to set reasonable deadlines for contingency removal
- Consider accepting backup offers to strengthen your position
Transitioning to Pending:
- Ensure all contingency removals are documented in writing
- Verify the buyer’s financing is truly solid (not just pre-approved)
- Complete any agreed-upon repairs before the final walk-through
- Begin preparing for your move while maintaining the property
Closing Successfully:
- Stay flexible with closing date adjustments if minor delays occur
- Keep utilities on and home accessible for final walk-through
- Have all required documents ready for closing day
- Plan for potential last-minute negotiations (they happen!)
OFFER ACCEPTED
↓
CONTINGENT STATUS
(Conditions Active)
↓
CONTINGENCIES MET
↓
PENDING STATUS
(Moving to Close)
↓
CLOSED
(Keys Exchanged!)
Local Insight—Recent Staten Island Deals That Went from Contingent to Closed
Real-world examples help illustrate how pending vs contingent plays out in our local market. Recent Staten Island homes for sale show typical timelines and outcomes:
A charming Midland Beach bungalow went contingent in just 5 days after listing, with a financing contingency that took 35 days to clear. Once pending, it closed smoothly in another 30 days—a typical 65-day timeline for financed purchases in our area.
Contrast this with a recent cash deal in Tottenville that moved from contingent (with only inspection contingency) to pending in just 7 days, then closed 14 days later. Cash truly is king when it comes to speed!
We’ve also seen how backup offers can succeed. A Great Kills colonial had been contingent for 45 days with a home sale contingency when the primary deal fell through. The backup offer, submitted on day 10 of the contingent period, immediately moved to pending status and closed within 30 days. This underscores why submitting backup offers on desirable contingent properties makes sense.
Interestingly, short-sale listings follow different timelines entirely. These properties can remain contingent for months while awaiting lender approval, testing everyone’s patience but sometimes yielding excellent deals for persistent buyers.
Free Comparative Market Analysis
Wondering what your home is worth in today’s market? Get a free, no-obligation CMA from our experienced agents. We’ll analyze recent contingent and pending sales in your neighborhood to provide an accurate valuation. Call (718) 987-7900 or email info@defalcorealty.com to schedule yours today!
FAQs
Q: How long does a house stay contingent before going pending?
A: Typically 30-60 days, depending on the contingencies involved. Inspection contingencies might clear in 7-10 days, while home sale contingencies can extend to 90 days or more. Each contract specifies deadlines for contingency removal.
Q: Can a seller accept another offer while contingent?
A: Yes, sellers can accept backup offers while contingent. These backup offers move into primary position if the first deal falls through. Some sellers even continue showings during contingent status to generate backup interest.
Q: What’s the difference between “contingent continue to show” and “contingent no show”?
A: “Contingent continue to show” means the seller is still allowing property viewings and actively seeking backup offers. “Contingent no show” indicates the seller is confident in the current offer and has stopped showings, though they may still accept written backup offers.
Q: Is earnest money refundable if a contingency isn’t met?
A: Generally yes, if the contract includes the relevant contingency and you follow proper procedures for invoking it. For example, if your financing contingency allows 45 days for mortgage approval and you’re denied within that timeframe, your earnest money should be refunded. Always consult the specific earnest-money guidelines and your contract terms.
Q: What does “pending bring backup” mean?
A: This status indicates the property is pending (all contingencies met) but the seller is still accepting backup offers. This often happens when sellers have concerns about the deal closing or want insurance against last-minute issues.
Q: Can pending sales fall through after all contingencies are removed?
A: Yes, though it’s less common. Issues like job loss affecting financing, title problems, or significant property damage can still derail pending sales. The 2025 contract termination rate of 7% includes both contingent and pending failures, with most happening during the contingent phase.
Making Your Move in Today’s Market
Understanding pending vs contingent status empowers you to make smarter decisions whether you’re buying or selling. For buyers, knowing when to submit backup offers or how to structure contingencies can mean the difference between landing your dream home and losing out. Sellers benefit from understanding how to manage contingent periods effectively and when to accept backup offers.
The key takeaway? Both contingent and pending statuses represent opportunities if you understand what they mean and how to navigate them. In competitive markets like ours, knowledge of these real estate contingencies gives you a genuine advantage.
Ready to put this knowledge into action? Whether you’re looking to buy or sell in Staten Island, Brooklyn, or anywhere in the NY/NJ area, our experienced team can guide you through every status change from that first offer to closing day.
Schedule Your Free Buyer Consultation
Navigate the complexities of contingent and pending properties with expert guidance. Our buyer specialists will help you understand market conditions, craft competitive offers, and even position winning backup offers. Book your free consultation today—call (718) 987-7900 or visit us at defalcorealty.com!
Connect with Robert DeFalco Realty today to start your real estate journey. With our deep understanding of local markets and proven track record of managing successful transactions from contract to closing, we’re here to turn your real estate goals into reality. Don’t let confusion about listing statuses hold you back—let’s find your perfect home together!