A home you love just flipped to Contingent or Pending, and you are wondering if you can still see it or make an offer. You are not alone. These MLS labels can feel confusing in a fast-moving Rancho Bernardo market. In this guide, you will learn what each status usually means in San Diego, how it affects showings and backup offers, and what to do next whether you are buying or selling. Let’s dive in.
Quick definitions in San Diego MLS
MLS status labels are shorthand. The listing’s agent remarks and seller instructions ultimately control showings and backup offers.
Active
The home is being marketed and the seller is accepting offers unless the remarks say otherwise.
Active Under Contract or Contingent
The seller accepted an offer, and one or more contingencies are still open. Some sellers keep showing the home and accept backup offers, while others limit access or pause showings. The remarks section will usually say which approach they are taking.
Pending
Contingencies have been removed or the parties agreed to move forward to close. The home is in escrow, and showings are usually paused. Backup offers are uncommon at this stage, but you can ask your agent to confirm.
What Contingent means for you
When you see Contingent or Active Under Contract, an offer is in place but the buyer still has the right to complete tasks like inspections, loan approval, or appraisal review. The seller’s approach to showings varies.
Showings and access
- Some sellers continue showings to keep momentum if the primary deal falls through.
- Others allow limited, appointment-only showings.
- Some stop all showings until the deal either moves forward or cancels.
Always check the agent remarks or have your agent call the listing agent to verify what is allowed before you plan a tour.
Backup offers
A backup offer is a second-position contract that becomes primary only if the first contract cancels in a way that frees the property. Many Rancho Bernardo sellers will consider backup offers while a listing is Contingent or Active Under Contract. The remarks will usually indicate whether backups are welcome.
What Pending means in Rancho Bernardo
When a listing moves to Pending, it usually means the buyer removed contingencies or both parties agreed to proceed toward closing. At this point, sellers typically stop showings and do not accept backup offers. If you are highly interested, you can still ask your agent to check whether the seller would consider a backup as a contingency against late-stage issues, but that is rare.
Common contingencies you will see
These are typical in local purchase contracts:
- Loan or mortgage contingency
- Appraisal contingency
- Home inspection contingency
- Buyer’s home sale contingency
- Title or HOA document review contingency, including CC&R review
- Pest or wood-destroying organism inspections
Contingencies protect the buyer’s right to complete due diligence and, if needed, cancel under the contract terms. They do not automatically control showings. Showings are set by the seller’s instructions and agent remarks.
Buyer playbook by status
Active Under Contract, showings allowed
- If remarks say the seller will continue to show and accept backup offers, schedule a tour quickly.
- If you love it, prepare a strong backup offer: clear backup language, earnest money details, and clear deadlines.
- Strengthen your position with a solid pre-approval, tight yet realistic contingency timelines, and terms that show you can perform.
Contingent, no showings and no backups
- If remarks say no showings and no backup offers, do not expect access.
- Ask your agent to check with the listing agent anyway. If your qualifications are strong, a seller might reconsider.
- Keep the property on a watchlist. Status can change back to Active or move to Pending.
Pending
- Tours are unlikely. Backup offers are rare, but you can ask your agent to verify.
- If you are serious about this home, have your agent monitor the file. Early escrow issues can sometimes bring a home back to market.
Competing in multiple offers
- Shorten contingency periods where you can do so safely.
- Provide strong proof of funds or financing.
- Consider strategic contingency adjustments after you understand the risks and consult the right advisors.
- If you are not selected, submit a clean backup offer so you are first in line if the primary deal falls apart.
Timelines, escrow, and negotiation
Typical deadlines
Many contingency periods in California fall between 7 and 21 days, but every deal is negotiable. Your actual timelines live in your purchase contract, so read them carefully and ask questions.
Backup offer basics
- Your contract sits in second position.
- It becomes primary only if the first contract terminates properly.
- Clarify the effective date, earnest money handling, any notice the seller must give you, and which contingencies remain.
- Set a deadline for the seller to accept your backup so you are not left waiting indefinitely.
Verifying status before you tour
- Check the MLS agent remarks and the public remarks for showing rules.
- Have your agent call the listing agent to confirm access and whether the seller will consider backup offers.
- Remember, MLS status labels are shorthand. Showings and backup rules live in the seller’s instructions.
A quick note on local market conditions
In a competitive Rancho Bernardo market, sellers are more likely to keep showing a home while it is under contract and to entertain backup offers. In slower conditions, many will stop showings quickly and move to Pending. Ask your agent for current data on inventory and days on market so you can tailor your strategy.
Ready to move in Rancho Bernardo?
You deserve clear guidance on status, timing, and risk so you can act with confidence. If you want a practical plan from an advisor who pairs deep construction knowledge with seasoned negotiation, reach out to Lydia Buchanan. See your home's potential — request a free consultation and home valuation.
FAQs
Can I tour a home listed as Contingent in Rancho Bernardo?
- Maybe. It depends on the seller’s instructions and the agent remarks, so have your agent check before you plan a tour.
Can I tour a home listed as Pending in Rancho Bernardo?
- Rarely. Most Pending listings pause showings, but your agent can confirm with the listing agent.
Can I submit a backup offer on a Contingent home?
- Often yes. Many sellers accept backups while contingencies are open, but verify in the agent remarks and with the listing agent.
What happens after I submit a backup offer?
- Your offer sits in second position and becomes primary only if the first contract cancels properly; make sure your timelines and earnest money terms are clear.
How long does it take to move from Contingent to Pending or Closed?
- It depends on the negotiated contingency deadlines and contract terms; many periods run between 7 and 21 days, but every deal is different and negotiable.
Which is better for buyers: Active Under Contract or Contingent?
- Active Under Contract often signals the seller may keep showing and accept backup offers, but you should confirm the rules in the agent remarks.
