Contingent vs Pending in Westerville MLS

Seen a Westerville listing marked “contingent” or “pending” and wondered what it really means for your move? You are not alone. These labels affect showings, negotiations, and your odds of getting the home you want or closing the deal you have. In this guide, you will learn the plain-language differences, how local practice typically works, and what to do next as a buyer or seller. Let’s dive in.

Contingent vs pending

Contingent means the seller accepted an offer, but one or more contract contingencies still need to be satisfied or waived before closing. Common examples include financing, inspection, appraisal, title review, or the buyer’s sale-of-home. While contingencies are open, the buyer typically keeps certain rights to cancel per the contract.

Pending means the parties cleared or waived the contingencies and now expect to close. The file moves into final processing, like title work and loan funding. A pending sale has a high likelihood of closing, and showings usually stop.

The key difference: contingent means the sale is still conditional; pending means contingencies are cleared and closing is expected.

Westerville MLS context

MLS status names and rules can vary by region. In central Ohio, the local MLS sets the labels and timelines for when a listing moves from contingent to pending. Always confirm the exact status definitions and showing rules with the listing agent or the local MLS help desk.

In practice around Westerville, many sellers allow showings and accept backup offers while a listing is contingent. Once contingencies are removed in writing, listings typically move to pending and showings often stop. Details and timing depend on the contract and local MLS rules.

What contingent means for you

For buyers

• You can often submit a backup offer while a home is contingent. Ask the listing agent whether backups are allowed and which contingencies remain.
• Strengthen your position with a strong pre-approval, realistic timelines, and meaningful earnest money. Shortening contingency periods where feasible can help.
• Ask about inspection and appraisal status, and the target dates for financing or title clearance.

For sellers

• You can accept a contingent offer while protecting your position. Consider short contingency deadlines, meaningful earnest money, and a kick-out clause that lets you keep marketing and accept backups.
• Understand buyer termination rights. If a contingency fails within the contract terms, the property may return to active status.
• Keep communication tight so you can move to pending quickly once contingencies are cleared.

What pending means for you

For buyers

• A pending home has cleared contingencies, so the odds of winning it now are low. You can still ask about submitting a backup offer in case the sale falls through.
• If there is no public closing date, ask whether the file is in underwriting, title work, or scheduling.

For sellers

• You usually stop showings and focus on title, loan conditions, and closing logistics. Keep in close contact with the buyer’s lender and agent.
• Consider accepting a backup offer if allowed. It can reduce risk if the first buyer cannot close.

Common Ohio contingencies explained

Financing contingency

The buyer must obtain a loan commitment by a set date. If the lender cannot approve the loan within terms, the buyer may cancel per the contract and often recover earnest money. Local underwriting and appraisal clearance can take about 21 to 45 days, depending on the lender and the contract.

Inspection contingency

The buyer has time to inspect and negotiate repairs or credits. If the inspection reveals serious issues, the buyer can request repairs, renegotiate, or cancel within the contingency period.

Appraisal contingency

The home’s value must support the agreed price. If it appraises low, the parties renegotiate, the buyer brings more cash, or the buyer may cancel based on the contract language.

Title and survey review

Title work checks for liens, easements, and other issues that must be cleared before closing. If title defects arise, they need to be resolved to move forward.

Sale-of-home contingency

The buyer needs to sell an existing property before buying. This adds timing risk, so sellers often use firm deadlines or a kick-out clause. It is common to keep marketing and accept backups in this scenario.

HOA and disclosures

Condo or HOA purchases often include a document review period. Federal disclosures, such as for lead-based paint on homes built before 1978, may also affect timelines and buyer rights.

Earnest money

Earnest money is deposited in escrow and follows the purchase agreement. If a buyer cancels within a valid contingency, the earnest money may be refundable per the contract.

Typical timelines you can expect

• Financing scenario

  • Day 0: Offer accepted; status becomes contingent for financing.
  • Day 5–10: Lender documentation and appraisal scheduling.
  • Day 21–30: Underwriting clears and appraisal is complete; buyer removes financing contingency; status becomes pending.
  • Day 30–45: Closing is scheduled and completed.

• Inspection scenario

  • Day 0: Offer accepted with a 7–14 day inspection period; status is contingent.
  • Day 7–10: Inspection complete; parties negotiate repairs or credits.
  • If resolved, the buyer removes the inspection contingency and the file progresses toward pending. If canceled, the listing returns to active.

• Sale-of-home scenario

  • Often 30–90 days with firm deadlines. Sellers commonly use a kick-out clause and continue marketing and taking backups during this period.

Actual timing in Westerville depends on the lender, title company scheduling, local recording timelines, and your specific contract.

Backup offers and kick-out clauses

A kick-out clause lets a seller accept another offer and require the first buyer to remove a contingency within a set time or be replaced. Backup offers are signed contracts that move into first position if the current deal fails. Your agent can help you weigh the pros and cons based on remaining contingencies and deadlines.

Move from contingent to pending smoothly

• Confirm all remaining contingencies and deadlines in writing.
• Keep lender, title, and inspection milestones on a shared timeline so nothing slips.
• Respond quickly to document requests and repair negotiations.
• Once contingencies are removed or waived, update MLS status to pending per local rules and focus on closing logistics.

Verify details locally

MLS labels and rules can change. In Franklin County, confirm the exact meaning of “contingent” and “pending,” whether showings are allowed, and when status must change with the listing agent or the local MLS help desk. For title and recording timelines, your title company or county offices can provide current guidance.

Ready to talk strategy for your Westerville move or sale? If you want a data-informed plan and concierge guidance from offer to closing, connect with Angel Perez for local insight and premium presentation. Get a free home valuation to start planning your next step.

FAQs

What does contingent mean in Westerville MLS?

• It means the seller accepted an offer, but one or more contingencies like financing, inspection, appraisal, or title must still be satisfied or waived before closing.

Can you tour a contingent home in Westerville?

• Often yes, unless the seller instructs otherwise. Many sellers accept backup offers while a property is contingent; confirm with the listing agent.

Does pending mean a Westerville sale is guaranteed?

• No status guarantees closing. Pending signals contingencies are cleared and closing is expected, but issues can still arise with financing, title, or performance.

Who changes a listing from contingent to pending in Franklin County?

• The listing agent updates MLS status based on contract events, like written removal of contingencies, following local MLS rules and timing.

Should you submit a backup offer on a pending Westerville home?

• It can be smart if you love the property. The odds are lower, but a backup positions you to step in if the current deal falls through.

How long from pending to closing in Westerville?

• Many contracts close about 30 to 45 days from acceptance when financing and title move smoothly, but timing depends on your lender, title company, and contract terms.