What does ‘sale pending’ mean when buying a home?
When a home is marked as “sale pending,” it indicates that all the contingencies of an offer have been successfully met, and the sale is moving closer to finalization. Unlike properties under contract, a pending sale is further along in the transaction process. Here’s what this status typically implies:
- Fewer obstacles: All major hurdles, like inspections, appraisals, and financing, have been cleared.
- Closing phase: The parties are now in the final stages of the transaction, preparing for the actual transfer of ownership.
Can I make an offer on a ‘sale pending’ home?
While it’s technically possible to make an offer on a home with a pending sale, the likelihood of it being considered is quite low. At this stage, the seller and buyer have resolved most, if not all, of the contingencies, and are just steps away from closing. Here are a few points to keep in mind:
- Backup offers: Some sellers may still accept backup offers in case the current deal falls through at the last minute.
- Low probability: However, since the sale is nearing completion, the chances of the original agreement collapsing are minimal.
- Focus on other listings: It’s often more productive to direct your attention and resources toward other properties that are actively seeking offers.
What does ‘active under contract’ mean when buying a home?
“Active under contract” is a somewhat unique status in real estate transactions because it indicates the seller has accepted a purchase offer, but they are still open to backup offers. Here’s more about what this listing tag generally means:
- Continued marketing: While an offer has been accepted, and the property is under contract, the seller continues to show the home and is welcoming backup offers. This is often because the seller is not 100% confident in the offer from their current buyer, which may include contingencies that make the seller uneasy.
- A middle ground: This status is somewhere between “under contract” and “sale pending.” The seller is cautiously optimistic about the current offer but remains open to alternatives. They may want additional options because of their own moving or home-buying plans.
Can I make an offer on an ‘active under contract’ home?
Yes, you can still make an offer on a home that’s “active under contract.” Here are some points to consider:
- Backup position: Your offer would likely be considered as a backup, stepping in if the current deal falls through.
- Evaluate the situation: Understand the existing contingencies and assess the likelihood of the current purchase offer not closing.
- Stay informed: Have your agent keep in touch with the listing agent so you can stay updated on the status of the current contract.
How often do offers fall through, and why?
Not every purchase offer leads to a successful home sale. While most home sale contracts typically close within a range of 30 to 47 days, they can face delays or even termination. According to data from the National Association of Realtors (NAR) most recent Realtors® Confidence Index Survey:
- Terminated contracts: About 6% of contracts are terminated.
- Delayed settlements: Around 16% of contracts experience delays in settlements.
- Appraisal-related delays: 7% of contracts have delayed settlements specifically due to appraisal issues.
In an earlier Realtors® Confidence Index Survey where contract cancellations were examined in more detail, the NAR found that the most common reasons home purchase contracts are terminated include:
- Home inspection issues: These account for 25% of terminations. Problems uncovered during inspections can be significant enough to halt a sale.
- Financing issues: 21% of terminations are due to financing problems, such as loan denials or changes in the buyer’s financial situation.
- Appraisal issues: Making up 15% of terminations, appraisal issues arise when a home’s appraised value doesn’t match the agreed selling price.
- Contingency issues: These contribute to 5% of contract terminations. Contingencies like those for selling a current home can sometimes not be met.
- Title or deed issues: Accounting for 3% of terminations, these problems can arise from legal issues related to property ownership.
- Employment changes: Loss of employment affects 2% of terminations, impacting the buyer’s ability to secure financing.
- Other issues: Making up 29%, this category includes a variety of less common reasons.
