Seeing “contingent” or “pending” on a Downtown Pasadena listing and wondering if you still have a shot? You are not alone. In Southern California, these status labels carry specific meaning that affects timing, showings, and negotiation. This guide breaks down what each status means in our local market, how contingencies work, and what you can do next as a buyer or seller. Let’s dive in.
What contingent means
In Pasadena and across Los Angeles-area MLSs, a contingent listing usually means the seller accepted an offer, but the buyer still has one or more contingencies. You may also see “Active Under Contract” or “Active Contingent,” which signals the home remains in some form of active status while contingencies are open.
Contingencies can include inspection, appraisal, financing, or the sale of the buyer’s current home. While these are open, the sale can still fall through. Many sellers will allow backup offers, and some will permit limited showings, depending on the agreement and MLS rules.
For buyers
- You can often submit a backup offer. This places you in second position if the primary offer cancels.
- Ask whether the seller is allowing showings or accepting backups. Check remarks and have your agent confirm.
- Strengthen your terms if you are serious. Provide proof of funds and a strong pre-approval. Consider shorter contingency windows only if you are comfortable with the risk.
For sellers
- Contingent offers can be the best path if the buyer is qualified and terms are strong.
- Keep contingency periods clear and enforce deadlines for removal in writing.
- Consider accepting backup offers. A written backup agreement can reduce downtime if the first escrow fails.
What pending means
Pending usually means the buyer has removed contingencies and the sale is moving through escrow toward closing. At this stage, sellers typically stop active marketing and do not invite competing offers. Some MLS variations exist, but in practice, pending signals a low likelihood of a new buyer taking primary position.
For buyers
- A pending home is unlikely to accept a new primary offer. A backup offer may be possible but is less likely to succeed.
- If remarks hint at a fragile escrow, you can still ask about backup terms, but expect to wait.
For sellers
- Move to pending when the buyer’s contingencies are removed. This reduces the risk of fallout and signals progress to closing.
- Keep communication clear with timelines and next steps so the path to closing stays smooth.
Key differences
- Contingent: Accepted offer with open contingencies. Backup offers often considered. Higher chance of changes.
- Pending: Contingencies removed. Escrow is advancing to close. Backup offers less likely to matter.
- Buyer leverage: More possible during contingent status. Minimal once pending.
How contingencies work
A contingency is a condition that must be met for the buyer to be obligated to close. Common examples include inspection, appraisal, loan approval, and sale of the buyer’s current property. Removal happens in writing, using formal contingency removal steps.
Typical timelines are negotiated case by case. In competitive Southern California markets, sellers often push for shorter windows. As a general practice note, inspection contingencies may run about 7 to 17 days, and loan contingencies often run about 17 to 21 days or follow lender timing. Treat these as common ranges, not universal rules.
While contingencies are active:
- Buyers complete inspections, order the appraisal, finalize loan approval, and may request repairs or cancel under the terms.
- Sellers may continue to accept backup offers, depending on the agreement and MLS rules.
Buyer playbook
Use this checklist if the home you want is contingent or pending in Pasadena:
- Confirm which contingency is open and the deadline for removal.
- Ask if the seller is accepting showings or backup offers.
- Prepare a clean package: updated pre-approval, proof of funds, and a straightforward offer.
- Consider strategic terms: shorter contingency periods or a higher deposit, but only within your comfort zone.
- Clarify the seller’s priorities. Is price, timing, or certainty most important?
- If the home is pending, decide if a backup offer is still worth it given the lower odds.
Seller checklist
If you are reviewing or under a contingent offer in Pasadena, focus on risk management and clarity:
- Require strong buyer pre-approval and proof of funds.
- Set firm, written deadlines for contingency removals.
- Decide whether to accept a backup offer and have a backup agreement ready.
- Keep the MLS status accurate and remarks clear so expectations about showings and offers are set.
- Align on communication timelines and next steps to keep the escrow on track.
Tracking MLS status
MLS labels can vary, so read the listing remarks and ask the listing agent to confirm whether showings or backup offers are allowed. In our area, you will often see “Contingent,” “Active Under Contract,” or sub-status notes like “Contingent — Inspection” or “Contingent — Financing,” which indicate what is still unresolved.
Pasadena market notes
Market conditions in Downtown Pasadena and nearby neighborhoods shift over time. In hotter seller markets, you will see shorter contingency periods and stronger emphasis on financing certainty. In cooler markets, buyers may negotiate longer timelines. The exact status label and what the seller allows will always depend on the contract details and MLS rules, so rely on clear communication with your agent.
Work with a local guide
Understanding the timing and leverage behind contingent and pending statuses can help you move faster and negotiate smarter. Whether you are buying, selling, or managing a trust or probate sale, you deserve clear guidance and a steady plan.
If you want help evaluating status, timelines, and offer strategies in Downtown Pasadena or across the San Gabriel Valley, connect with Joy Realty Group. Our boutique team offers valuation, buyer representation, and white-glove listing and concierge marketing tailored to your goals. Schedule a consultation with the local advisors who understand how these details play out in real transactions.
Ready to take the next step? Contact Joy Realty Group today.
FAQs
What does contingent mean on a Pasadena listing?
- It means the seller accepted an offer, but the buyer still has open contingencies like inspection, appraisal, or financing, and backup offers may be allowed.
What does pending mean in Pasadena real estate?
- It means contingencies have been removed and the sale is moving through escrow, with a lower chance the seller will consider new primary offers.
Can I make an offer on a pending home in Pasadena?
- You can ask to submit a backup offer, but it is less likely to succeed once the property is pending and contingencies are cleared.
Are showings allowed when a home is contingent?
- Sometimes. It depends on the seller’s instructions and MLS rules. Check remarks and have your agent confirm with the listing agent.
How long are typical contingency periods in Southern California?
- They are negotiated. Inspection is often about 7 to 17 days, and loan contingencies often run about 17 to 21 days, but exact timelines vary by contract.
Should a seller accept a backup offer on a contingent home?
- Often yes. A signed backup agreement can reduce downtime if the primary buyer cancels, but it must align with the contract and MLS rules.
