What Does Pending Mean in Real Estate?

When navigating the real estate market, buyers and sellers often encounter various terms describing a property’s status. Among these, “pending” is a common designation found on property listings, indicating a particular stage in the home-buying and selling journey. This status communicates that significant progress has been made toward a completed sale, shifting it from an open opportunity to a transaction nearing its conclusion.

Defining Pending Status

A “pending” status in real estate means a buyer and seller have agreed upon the terms of a sale, and a purchase contract has been signed. The property is officially under contract, but the transaction has not yet been finalized. Unlike an “active” listing, which is openly on the market and seeking offers, a pending property is no longer actively shown to other potential buyers. While the listing may remain visible, it is effectively off the market for new offers as the current deal progresses.

The distinction between “pending” and “sold” is important; “sold” indicates the transaction is fully complete, and ownership has been transferred. A property moves to pending status after an offer has been accepted and certain conditions, known as contingencies, have been addressed or are being satisfied. This phase marks the period where agreed-upon conditions are met before the final transfer of ownership.

Common Contingencies

Real estate contracts often include specific conditions, known as contingencies, that must be satisfied before a sale can close. These provisions protect both the buyer and the seller, allowing either party to withdraw from the contract without penalty if conditions are not met within an agreed-upon timeframe.

A common condition is the financing contingency, which allows the buyer a set period, often 30 to 60 days, to secure a mortgage loan. If the buyer is unable to obtain financing within this timeframe, they can terminate the contract and receive their earnest money deposit back. Another frequent condition is the appraisal contingency, which stipulates the property must appraise for at least the agreed-upon purchase price. Lenders will not finance a loan for more than the appraised value, so if the appraisal comes in low, this condition allows the buyer to renegotiate the price or withdraw from the deal.

The inspection contingency grants the buyer a window, 7 to 10 days, to conduct a professional home inspection. This allows the buyer to identify any significant issues with the property’s structure or systems. If the inspection reveals problems, the buyer can negotiate for repairs, a price reduction, or cancel the contract. A sale of existing home contingency protects buyers who need to sell their current residence to fund the new property. This clause provides a specified period, 1 to 3 months, for the buyer to sell their existing home, allowing them to exit the contract if that sale does not occur.

The Pending Process

Once a property enters pending status, a series of coordinated actions begin to complete the transaction. An early step involves opening an escrow account, where a neutral third party holds all funds and documents related to the sale. The buyer places an earnest money deposit into this escrow account, ranging from 1% to 3% of the home’s sale price. This deposit is applied towards the buyer’s down payment and closing costs at settlement.

During this phase, scheduling inspections and appraisals is a priority. Buyers arrange for a professional home inspection to assess the property’s condition, and lenders order an appraisal to determine the property’s market value. If the inspection uncovers issues, negotiations for repairs or credits may occur between the buyer and seller.

Concurrently, the buyer’s mortgage lender proceeds with loan underwriting, a thorough review of the buyer’s financial information and the property’s value to approve the mortgage. A title search is also conducted to ensure no liens or disputes against the property, and that the seller can transfer clear ownership. This process requires ongoing communication among all parties to move the transaction forward.

Understanding the Outcome

The pending status lasts between 30 and 60 days, during which the final details of the sale are processed. When all contingencies are met and all procedural steps are completed, the pending sale moves to closure. At this point, the buyer and seller sign the final documents, funds are transferred, and the property title is legally conveyed to the new owner. This marks the official completion of the transaction, and the property status changes to “sold.”

However, a pending sale can fail to close if one or more contingencies are not satisfied. For example, if the buyer’s financing falls through, the appraisal comes in too low, or significant inspection issues cannot be resolved through negotiation, the contract may be terminated. In such instances, the property returns to an “active” status on the market, becoming available for other potential buyers. Sellers may also entertain “backup offers” during the pending phase, which would become active if the primary pending sale falls through.