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.

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.

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 Be My Neighbor (NMLS #1743790), a VA-specialist mortgage broker who understands how to structure your offer for maximum acceptance.

Understanding the difference between contingent and pending isn’t just semantics. It affects:

• When to strike with your offer
• Whether you can swoop in with a backup
• How to time your home shopping journey

And here's the good news: You don't have to navigate this alone. Realpha is redefining the way you buy a home with no buyer commissions and expert guidance every step of the way. Combine that with veteran-focused support from Be My Neighbor and you're in serious homebuying power mode.

Ready to shop smarter? Find out how Realpha and Be My Neighbor make it easier, faster, and more affordable—especially for VA buyers.

Yes! Most sellers accept backup offers while under contingency.

Rarely, but it never hurts to ask. Sometimes contracts fall through last minute.

Pending. Contingent means terms still need to be satisfied.

If you have a backup offer in place, it becomes the primary.

Not at all. In fact, VA loans offer strong terms that many sellers find attractive—especially with a seasoned lender like Be My Neighbor.

• Be My Neighbor is a licensed mortgage lender, NMLS ID #1743790.
• Realpha is a real estate platform that connects homebuyers to agents and listings. Realpha does not collect commissions from buyers.
• This blog is intended for informational purposes only and does not constitute legal or financial advice. VA loan eligibility and guidelines are subject to change. Please consult VA.gov for the latest requirements.

Interest rates, terms, and loan approval are subject to underwriting and lender guidelines.