The Difference Between Contingent and Pending Home Sales

If you've ever searched online property platforms and saw "contingent" or "pending" on a listing, you probably wondered: Can I still make an offer? Is this house off the market?

Let’s cut through the noise. In a competitive housing market, knowing exactly what these terms mean could make or break your shot at your dream home. Whether you're a veteran using a VA loan, a first-time buyer, or simply trying to move up, understanding the difference between contingent and pending home sales is non-negotiable.

• A contingent sale means the home is under contract with conditions still needing to be met.
• A pending sale is further along in the process, with contingencies removed. Both statuses impact how (and whether) you can submit an offer.
• Buyer strategies differ greatly based on these two statuses.
• Understanding these can help you avoid delays, heartbreak, or missed opportunities.

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A contingent home sale is a property that’s under contract with certain conditions still unmet. Think of contingencies as safety nets for the buyer (and sometimes the seller). Until these conditions are satisfied, the sale isn’t guaranteed.

• Financing: The buyer must secure a mortgage.
• Appraisal: The home must appraise at or above the purchase price.
• Home Inspection: Major defects may allow the buyer to renegotiate or back out.
• Home Sale: The buyer must sell their current home first.

Pro Tip: If you see a home marked "contingent," you may still be able to submit a backup offer. Some sellers welcome this, especially if they suspect a contingency might fall through.

A pending home sale means all contingencies have been met, and the transaction is in its final stages.

• Financing is approved
• Appraisal checked out
• Inspections passed or waived

At this point, the seller is not typically accepting new offers - though it’s not 100% off-limits. Rare exceptions happen, like buyer financing falling through last minute.

Heads Up: If a listing is "pending," chances of submitting a new offer are slim. Still, you can flag the property for alerts in case it comes back on the market.

• Contingent? Yes, with a backup offer.
• Pending? Probably not - but always ask the agent.

Backup Offers Explained: These kick in only if the primary buyer fails to close. They help you secure a spot in line without interfering with the current deal.

Insider Insight: Backup offers can be powerful in fast-paced markets or for buyers with competitive financing like VA loans or cash offers.

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If you're using a VA loan, here’s how to stay competitive:

• Get fully underwritten before home shopping.
• Work with VA-experienced agents and lenders.
• Know that VA loans don’t require a down payment - a major selling point.
• Use tools like reAlpha Mortgage, a VA-friendly mortgage partner that structures your offer for maximum acceptance and closing success.

Buying a home is a big decision - and having the right information puts you ahead. But the real advantage comes from pairing smart research with a smarter way to buy.

When you use a reAlpha real estate company, you can be eligible to receive up to 1% of the home purchase price back as a credit at closing. Add reAlpha Mortgage, and that rebate can increase to up to 1.5% back, helping offset closing costs and keep more money in your pocket when it matters most.

The rebate is simple, transparent, and applied directly at closing - no complicated hoops, no delayed payouts. Just real savings tied to using a fully integrated homebuying experience.

See how much you could save:

• Check your eligibility
• Explore homes that fit your budget today.
• Your next move could come with thousands back at closing.

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