Saw a Goshen home you love, but the status says Contingent or Pending? It can feel confusing when a great property seems almost taken. You want to move quickly without wasting time or hope. In this guide, you’ll learn what these MLS terms mean in Connecticut, how they affect showings and offers, and smart steps you can take right now in Litchfield County. Let’s dive in.
Contingent vs. Pending in Connecticut
Contingent means the seller accepted an offer, but one or more contingencies still need to be satisfied. These may include inspection, financing, appraisal, or the buyer’s home sale. Until those conditions are removed, the contract can still be canceled under its terms.
Pending usually means all major contingencies are satisfied or waived, and the sale is moving toward closing. Showings are often paused, and sellers are less likely to accept backup offers.
Naming varies by MLS and agent. In Connecticut, many listings appear in SmartMLS with versions like “Contingent,” “Pending,” or notes such as “Continue to Show.” Always ask the listing agent if showings are allowed and whether the seller is accepting backup offers.
Common contingencies and why they matter
Inspection contingency
The buyer can inspect the home and ask for repairs or credits within a set period. While this is open, sellers often continue to market the property and may accept backup offers. Clearing inspection is a key milestone before moving to pending.
Financing or mortgage contingency
The buyer must secure a mortgage commitment by a deadline. If financing falls through, the buyer may cancel per the contract. When this window is long, sellers may be more open to backups.
Appraisal contingency
The lender orders an appraisal. If the value comes in low, buyer and seller must renegotiate or the buyer may exit under the contingency. Unresolved appraisal issues can return a listing to Active.
Home-sale contingency
The buyer’s purchase depends on selling their current home. Many sellers prefer to avoid this risk or add a kick-out clause so they can keep showing and accept backups.
Kick-out clause
If a new buyer submits a stronger offer, the seller can give the original buyer a set time, often 24 to 72 hours, to remove a contingency. If not, the new offer can replace the first.
Title and municipal items
In Litchfield County, older or rural homes may involve septic and well updates, condo document review, or municipal permits. These items can extend timelines, so ask about expected steps and dates.
What to do when you see these statuses in Goshen
Tour a contingent listing
If you’re serious about the property, schedule a tour as soon as allowed. Contingent means conditions are still open, and sellers may welcome backup offers. If the listing says no showings or the agent declines tours, honor that and keep in touch for updates.
Submit a backup offer
Consider a backup if you truly want the home, the status is still contingent, and you’re ready to move on the seller’s timeline. Include clear language that it is a backup, when it becomes effective, and how earnest money will be handled in escrow. You can add an expiration date, such as 30 days.
If the status flips to pending
If a property moves to pending without “continue to show,” your chances for a backup usually drop. You can still ask whether backups are accepted. If the listing returns to Active or Contingent, be ready to act quickly.
Earnest money and inspections in backups
Backup offers may call for earnest money to be held once accepted. Clarify when funds are refundable and when they go nonrefundable. You can offer a shorter inspection period to keep your timeline attractive, but only choose terms you can meet.
Ask the right questions
Use these simple, focused questions with the listing agent:
- Is the seller still showing the home or accepting backup offers?
- What contingencies remain in the current contract and what are their deadlines?
- If I submit a backup, when does it become effective and how will earnest money be handled?
- Is there a preferred closing window I should target?
Typical timelines and local context
Here are common ranges. Your contract controls the actual dates.
- Inspection period: often 5 to 14 days
- Mortgage commitment window: often 21 to 45 days
- Appraisal timing: varies by lender and schedule
- Home-sale contingency: often 30 to 90 days
- Kick-out response window: often 24 to 72 hours
In Goshen and across Litchfield County, inventory can be tight for certain property types, including historic homes, rural parcels, and homes with views. Spring and summer can be more active, with some listings drawing backups even while contingent. In slower segments, timelines may stretch and give you room to negotiate favorable backup terms. Local property factors like septic and well systems, conservation or wetlands, and historic district considerations can add steps and time.
Negotiation tips for Goshen buyers
- Keep your offer clean and clear. Label backups as backups and spell out the trigger for becoming primary.
- Consider shorter but realistic contingency windows to stand out.
- If competition is strong, be ready to increase earnest money, shorten timelines, or waive nonessential contingencies after careful review with your agent and attorney.
- Work with a local pro who understands septic, well, and municipal processes so your plan is realistic and efficient.
Quick checklist for fast action
Before you tour
- Get a strong mortgage preapproval in hand.
- Know your must-have contingencies, including septic or well inspections if relevant.
- Have your buyer’s agent ready to draft a backup quickly.
When a listing is contingent or pending
- Check remarks for “continue to show” or “accepting backups.”
- Confirm showing rules and whether backups are welcome.
- Decide whether to tour now or stay on standby.
- If submitting a backup, include clear backup language, earnest money terms, and realistic timelines.
Final thoughts
Contingent and pending are more than labels. They signal where a deal stands and how you can still compete. In Goshen, a well-timed tour or a clear backup offer can keep you in the running without overreaching. If you want calm, local guidance from a team that knows Litchfield County inside and out, connect with E.J. Murphy Realty.
FAQs
What does “contingent” mean on a Goshen listing?
- The seller accepted an offer, but the buyer still has active conditions like inspection, financing, or appraisal that must be satisfied before moving toward closing.
Can I tour a contingent home in Litchfield County?
- Often yes, especially if remarks say continue to show or the agent confirms showings; always ask the listing agent and follow their instructions.
Should I write a backup offer on a Goshen home?
- Submit one if you truly want the property, you are preapproved, and the seller is open to backups, and include clear terms on timing and earnest money.
How long do contingencies take in Connecticut?
- Common windows include 5 to 14 days for inspection and 21 to 45 days for mortgage commitment, but your contract sets the actual deadlines.
What is a 72-hour kick-out clause?
- It allows a seller to accept another offer and give the first buyer a set time, often 24 to 72 hours, to remove a contingency or risk being replaced by the new offer.
