You find a Sunnyland home you love, then the status flips to contingent or pending overnight. It is frustrating and confusing when the next steps are not clear. Understanding the difference can help you protect your time and position yourself to win the next opportunity. In this guide, you will learn what each status means in Bellingham and how to respond as a buyer or a seller. Let’s dive in.
Contingent: what it means here
A contingent home is under contract, but one or more contingencies still need to be resolved. Common examples include inspection, financing, appraisal, or the sale of the buyer’s current home. The contract is active, and the buyer usually has specific periods to remove each contingency. Because MLS language and usage can vary by system and brokerage, read the MLS remarks and confirm details with the listing agent or your agent.
Showings under contingent
Sellers often keep contingent listings available for showings to attract backup offers. Some limit access to appointments only, while others continue normal showings. MLS remarks commonly indicate whether backup offers are welcome. Always verify with the listing agent before scheduling.
Offers and backup offers
Many contingent listings accept backup offers. A backup offer should state that it becomes primary only if the first contract ends. Your agent can structure notification terms and earnest money handling so you are protected if the primary contract moves forward or cancels.
Pending: what it means here
A pending home has cleared or waived its major contingencies and is moving through escrow and closing. The expectation is that the sale will close, with title work, lender processing, and logistics underway. New offers are rarely accepted at this stage, though some sellers still allow backup offers. As with contingent, confirm specifics in the MLS remarks and with the listing agent.
Showings under pending
Most sellers stop showings once a property is pending. The only access is usually for appraisal, lender-required items, or a final walk-through. This protects the buyer’s privacy and keeps closing on schedule.
Backup offers under pending
You can still submit a backup offer on a pending listing if the seller allows it, but it will activate only if the primary contract terminates. Ask your agent to clarify the seller’s policy and the precise rights you would have if the first deal falls through.
Typical contingency timelines in Washington
While every contract is specific, these are common ranges in Whatcom County:
- Inspection contingency: about 5 to 10 business days after mutual acceptance.
- Appraisal contingency: often resolved within 7 to 21 days, after the appraisal is ordered.
- Financing contingency: typically 21 to 45 days, depending on loan type and lender.
- Sale-of-buyer’s-home contingency: highly variable, often 30 to 90 days or tied to another sale’s closing.
- Closing after contingencies: many conventional transactions close in about 30 to 45 days from mutual acceptance. Cash or certain loan types can be faster, and unique title or HOA needs can extend timelines.
Buyer playbook for Sunnyland
Use these steps when a home shows contingent or pending:
- Read the MLS remarks closely and have your agent confirm whether backup offers are accepted.
- Get lender preapproval and confirm your timing before offering shortened timelines.
- Structure a backup offer that is clear on activation, notification, and earnest money handling if the primary cancels.
- Use strategy, not risk. Shortening or waiving contingencies can be risky. Consider credits, repair caps, or targeted timelines only after talking with your lender and agent.
- Track status changes daily. Pending listings can return to active or contingent if an issue arises.
Sunnyland bungalow example
A 3-bed bungalow enters contract with a 7-day inspection contingency and a 30-day financing contingency. The listing shows contingent and notes “accepting backups.” You submit a backup offer with a 5-day inspection period and a 21-day financing contingency. If the primary buyer cancels during inspection talks, your backup position becomes primary and you move straight into your timelines.
Seller playbook for Whatcom County
When you accept an offer, set clear timelines and decide how you will handle showings and backups:
- Put firm contingency expiration dates in the purchase agreement and communicate them clearly.
- Decide up front whether you will allow showings and accept backup offers while contingent. Many sellers use backups to reduce risk.
- Require sufficient earnest money and align contract language with Washington practice to discourage casual termination.
- Once pending, limit showings to essential access to protect buyer privacy and keep the close on track.
Downtown Bellingham condo example
A seller accepts an offer from a buyer who quickly removes contingencies, and the status moves to pending. Showings pause. The appraisal is scheduled, and the seller works with the HOA and title to provide documents the lender needs to close.
Verify before you act
Because MLS status labels and comments can vary, your best move is to double-check the listing remarks and talk directly with your agent or the listing agent. Confirm which contingencies remain, whether backup offers are allowed, and the exact dates that control next steps. If timing is tight, have your lender confirm what is realistic for your loan type before you commit to shorter deadlines.
Earnest money and escrow in Washington
In Washington, purchase agreements name an escrow or title company to hold earnest money. The deposit deadline is set in the contract, and it is commonly due within a few business days of mutual acceptance. Make sure you understand how your earnest money is handled if a contingency triggers cancellation versus when you choose to proceed.
Market conditions and your strategy
Strategy shifts with supply and demand. In competitive periods, buyers sometimes feel pressure to shorten or waive contingencies, and sellers often prefer quick paths to pending. In slower stretches, sellers may keep listings accessible while contingent and welcome backup offers. Your agent can apply current Whatcom County trends to help you decide how aggressive or conservative to be.
Ready to move in Sunnyland or beyond?
Whether you are chasing a Sunnyland craftsman or listing a view condo downtown, you deserve local guidance and a clear plan. If you want help reading statuses, structuring timelines, or positioning your sale for strong results, we are here to help. Start a conversation with Julian & Company today.
FAQs
What does contingent mean on a Bellingham listing?
- It means the seller accepted an offer, but one or more contingencies are still open, such as inspection, financing, appraisal, or the sale of the buyer’s current home.
What does pending mean on a Bellingham home?
- It indicates major contingencies have been satisfied or waived and the sale is moving through escrow toward closing, with showings usually paused.
Can I make an offer on a contingent Sunnyland home?
- Yes, often as a backup offer if the seller allows it; the backup becomes primary only if the first contract ends per its terms.
Do sellers in Whatcom County accept backup offers on pending homes?
- Sometimes, but it is less common than under contingent; check MLS remarks and ask the listing agent about their policy.
How long are typical contingency timelines in Washington?
- Inspection is often 5 to 10 business days, appraisal about 7 to 21 days, financing about 21 to 45 days, and sale-of-home contingencies can run 30 to 90 days.
Will there be showings on a contingent listing in Sunnyland?
- Possibly; some sellers continue showings and accept backups, while others limit access to appointments only, so always verify with the listing agent.
Can a pending sale in Bellingham still fall through?
- Yes; issues such as title defects, loan denial, or other problems can derail a pending sale, though it is usually closer to closing than contingent.
