If you’ve ever browsed a real estate listing site and stumbled upon your dream home, only to see the dreaded word “pending” next to it, you’re not alone. Pending status is one of the most confusing parts of the home buying and selling journey. What does it actually mean? Does it shut the door on your chances of buying the house? And how does it impact sellers and agents?

In this comprehensive guide, we’ll answer exactly what pending status means in real estate deals, how it affects home buying or selling, and whether you can still buy a pending home.

What Does Pending Status Mean in Real Estate Deals?

In real estate, when a property’s status is listed as “pending,” it means the seller has accepted an offer from a buyer, and the deal is progressing toward closing. Typically, at this stage, major contingencies like home inspection, appraisal, and mortgage approval have been completed or resolved.

However, the sale isn’t officially closed. That means while the home is technically off the market, deals can still fall through before the final paperwork is signed and ownership transfers.

Here’s what generally happens when a home moves to pending status:

• • Inspections are complete: Major contingencies around the home’s condition have been satisfied.
  • Buyer financing is secured: The buyer’s mortgage has been approved by their lender.
  • Title work is in process: Title searches are conducted to verify there are no legal claims against the property.
  • Escrow is underway: Funds and documents are handled by a third-party escrow service until closing.

Pending sales are often considered an indicator of market momentum. According to industry data, pending sales trends are tracked closely by real estate professionals to gauge market health and buyer confidence.

How Pending Status Affects Home Buying or Selling

For Buyers

A pending status generally means your chance to make an offer is limited. Most sellers stop showings at this point and focus on closing the existing deal. However, there are exceptions:

• Deals fall through: Around 10–15% of pending deals don’t make it to closing due to financing issues, inspection problems, or title disputes.
• Backup offers: Some sellers accept backup offers, which put you next in line if the deal collapses.
• Contingency loopholes: In rare cases, if contingencies aren’t fully cleared, sellers might continue showings.

For Sellers

Pending status signals that the home is effectively off the market. Sellers shift focus to ensuring the deal closes smoothly by coordinating with their agent, title company, and the buyer’s lender. Risks still remain, including buyer financing falling through or unresolved title issues.

For Agents

Agents update the MLS (Multiple Listing Service) to reflect pending status. They also monitor the transaction to keep it on track, coordinate any last-minute negotiations, and ensure contingencies are satisfied before moving to close.

Contingent vs. Pending — What’s the Difference?

The terms “contingent” and “pending” are often used interchangeably in real estate, but they have distinct meanings. Both indicate that an offer has been accepted, but the key difference lies in the stage of the transaction. A “contingent” status means that the sale is still subject to certain conditions—such as inspections, financing, or appraisal—that must be satisfied before proceeding. Because of these unresolved contingencies, the buyer can more easily back out of the deal, and the seller may still accept backup offers. 

Common Reasons Pending Sales Fall Through

A pending home sale isn’t guaranteed to close. Here are the most common reasons deals fall apart:

• Financing denied: Even buyers with preapproval can be rejected during final underwriting.
• Inspection issues: Major structural or safety issues may cause buyers to back out if sellers refuse repairs.
• Low appraisal: If the home appraises below the agreed price, the buyer may need to make up the difference or walk away.
• Title problems: Disputes, unpaid liens, or legal claims on the title can delay or kill the deal.
• Buyer’s remorse: Particularly in hot markets, buyers sometimes rush into offers and later reconsider.
• Short sale complications: If lender approval is needed, delays or denials can derail the transaction.
• Kick-out clause activation: Some contracts allow sellers to accept new offers if certain conditions aren’t met on time.

Can You Still Purchase a Home That Has a Pending Status?

Yes — but it’s tricky. A pending home sale means the seller is under contract and legally can’t accept new offers. However, you can submit a backup offer. If the existing deal falls apart, your offer moves to the front of the line.

Here’s how to approach it:

1. Talk to the listing agent: Ask if the seller is open to backup offers.
2. Submit a strong offer: Include proof of funds, preapproval, or a verified approval letter.
3. Consider escalation clauses: If allowed, this automatically increases your bid up to a maximum amount if another offer comes in.
4. Stay patient: Don’t pull out of other searches; treat this as a bonus opportunity.

Backup offers are more common in competitive markets or for highly desirable properties.

FAQs

Can I still buy a pending house?

Usually no — but you can submit a backup offer and hope the deal falls through.

Why would a home sale be pending but not sold?

Because it hasn’t officially closed yet. Financing, inspections, or title issues can delay or derail closing.

How long does a house stay pending?

Typically 30–60 days, depending on mortgage and title processes.

Can I tour a pending home?

Sometimes, but often sellers stop showings once the deal goes pending unless a kick-out clause allows it.

What’s the difference between pending and under contract?

“Under contract” is a broader term; “pending” usually means you’re further along in the process.

Conclusion

Pending status is an important stage in a real estate deal. It signals the home is close to being sold — but not finalized. While buying a pending home is difficult, it isn’t impossible, especially if you submit a well-prepared backup offer. Sellers and agents should treat this period carefully to avoid last-minute surprises and delays.

By understanding exactly what pending status means and how it affects your buying or selling journey, you can make smarter, faster decisions in today’s competitive real estate market.