Ever wonder why a Redwood City home you love suddenly switches from Active to Contingent to Pending? In a fast-moving Peninsula market, those little labels carry big meaning for your timing, showings, and offer strategy. If you know how to read them, you can move faster and smarter than competing buyers.
In this guide, you’ll learn what each status typically means for access and offers, how Peninsula agents use these statuses in practice, and when to submit a backup offer. You’ll also get step-by-step tips on reading listing signals and building a winning plan. Let’s dive in.
Status basics: Active to Pending
Active
A seller is actively marketing the home and accepting offers. Showings are usually allowed based on the listing instructions. In Redwood City and across San Mateo County, you can expect interest to be strong when pricing is sharp, so prepare for multiple offers.
Active Under Contract or Active Contingent
The seller accepted an offer, but contingencies remain. Common ones include inspection, appraisal, financing, or the sale of the buyer’s current home. Showings may continue and backup offers may be invited, depending on listing remarks and the seller’s instructions.
Contingent (with subtypes)
A contract is in place and will proceed only if certain conditions are met. Subtypes include inspection, appraisal, loan, and home-sale contingencies. Whether showings and backup offers are allowed varies. Always check remarks or have your agent confirm with the listing agent.
Pending
All contingencies have been removed and the sale is moving to closing. Showings are often paused once a listing is pending. Sellers typically stop considering new offers, although a backup position might still be possible if the seller is open to it.
Backup offer
A backup offer positions you as the next buyer if the primary deal falls through. If accepted, your contract becomes primary only if the first contract cancels. Backup offers are common on the Peninsula when sellers want protection while the primary buyer works through contingencies.
Off-market statuses
Temporarily Off Market, Withdrawn, Cancelled, and Closed indicate the home is not available for new offers or showings. Closed means the sale is complete. Withdrawn or cancelled might return later, so it can be worth watching for a relist.
How Redwood City agents use statuses
Peninsula inventory is often tight, so sellers and agents tend to keep options open. Shorter contingency windows are common, especially on well-priced homes. Many sellers continue showings during contingency periods to encourage backup offers and reduce the risk of a failed escrow.
You should expect listing remarks to clarify what is allowed. Notes like “accepting backup offers” or “no showings while contingent” are common. Always rely on the listing remarks and direct confirmation from the listing agent, not just the public status label.
Read listing signals like a pro
Look closely at the MLS fields and remarks. Phrases such as “buyer to remove contingencies by Tuesday” or “no showings until further notice” are key signals. Also check status and price-change history to understand momentum and seller flexibility.
Pay attention to the type of contingency. A home-sale contingency often carries more uncertainty, so sellers may be more open to showings and backups. Watch contingency deadlines. As removal dates approach, the listing may switch to pending or the contract could cancel and return to Active.
Escrows typically run around 30 to 45 days, but timing depends on negotiations. If you are considering a backup, ask your agent to gather dates and terms from the listing side so you know how long you might be waiting and what would trigger your position to convert.
Offer strategy that fits the status
When to move quickly
- The home is Active and shows strong interest or sharp pricing.
- The listing is Active Under Contract, but the seller is not allowing showings or backups and you have a path to present a strong primary offer.
- You hold a solid pre-approval and can responsibly shorten contingency timelines.
In these cases, prepare a clean offer, show proof of funds, and keep your inspection team on standby. Short but realistic contingency periods can help you compete without taking on unnecessary risk.
When to consider a backup offer
- The listing is Contingent or Active Under Contract and remarks say backups are welcome.
- The primary buyer has a home-sale contingency or extended timelines.
- You want to reserve a position without escalating beyond your target price.
Design your backup terms clearly. Spell out whether your earnest money is deposited now or only if your offer converts to primary, confirm your inspection rights, and set timelines that begin upon conversion.
Contingency choices and risk
Contingencies protect you, but sellers prefer certainty. Your goal is to balance protection with competitiveness.
- Inspection contingency: Preserves your ability to investigate and negotiate or cancel if needed. Waiving it may be risky, especially with older homes or unknown conditions.
- Appraisal contingency: Guards against low appraisals. Waiving increases the chance you would need to cover a gap in cash if the appraisal falls short.
- Financing contingency: Critical if your loan is not bulletproof. Strong pre-approval strengthens your position even if you keep this contingency.
- Home-sale contingency: Often challenging in competitive areas. If you need one, a well-structured backup offer on your target home can keep you in line while you work through your sale.
Two quick buyer scenarios
Scenario 1: Active listing, hot price
You find a Redwood City single-family home listed slightly below recent comps. Showings are packed, and the agent hints at multiple offers. You prepare a clean offer with a strong pre-approval, proof of funds, and a short inspection period. You avoid unnecessary waivers, but you tighten timelines, respond quickly to disclosures, and consider an escalation clause with a clear cap. This positions you to win without overextending.
Scenario 2: Contingent listing with home-sale contingency
You love a home that is marked Contingent. The remarks confirm the primary buyer must sell a home and the seller welcomes backups. You submit a clearly labeled backup offer with earnest money that deposits only upon conversion. You specify that your inspection and appraisal timelines begin once your offer becomes primary. You monitor the primary buyer’s contingency timeline with your agent and stay ready to move the moment the position opens.
Buyer checklist for Redwood City
- Get a lender pre-approval letter, not just a pre-qualification.
- Read the listing remarks for showing rules and whether backups are allowed.
- Have your agent confirm remaining contingencies and removal dates with the listing agent.
- Review price history and days on market to gauge leverage.
- Decide which contingencies you will keep, shorten, or remove, and why.
- If submitting a backup, clarify deposit timing, inspection rights, and conversion triggers.
What to do next
If a Redwood City home catches your eye, do three things quickly: secure pre-approval, have your agent confirm showing and backup rules with the listing agent, and decide your contingency plan based on the property’s condition and your risk tolerance. The right move depends on the status, the seller’s instructions, and the dates driving the current contract.
If you want local guidance that blends competitive offer strategy with a clear view of your financial outcomes, connect with Anita Salas. You will get practical, Peninsula-tested advice and a plan that protects your time and your money.
FAQs
What does “contingent” mean on a Redwood City listing?
- It means the seller accepted an offer that depends on certain conditions, such as inspection, appraisal, financing, or a buyer’s home sale, before moving forward.
Can you tour a pending home in San Mateo County?
- Often no, because sellers typically pause showings once a home is pending, although policies vary by listing and instructions from the seller.
Should you submit a backup offer on a contingent listing?
- Yes if remarks allow backups and the primary has riskier contingencies or long timelines, since a backup can reserve your spot without overbidding.
How long is escrow once a home is pending?
- Many escrows run about 30 to 45 days, but the timeline is driven by the contract terms and the parties’ agreement.
What happens to earnest money in a backup offer?
- The deposit timing should be spelled out in your offer and can be set to occur only if your backup position converts to primary.
Do MLS status names vary on the Peninsula?
- Yes, names can vary by MLS or brokerage, so rely on listing remarks and direct agent confirmation for what is actually allowed.
