Seeing “contingent” or “pending” on a Richardson listing and wondering if you still have a shot? You are not alone. These labels signal different stages of a contract and can change what you can do next, from touring to submitting a backup offer. In this guide, you’ll learn what each status typically means in North Texas, how Texas contracts create these labels, and practical steps to move forward with confidence. Let’s dive in.
Contingent vs pending vs active option
Contingent
A seller has accepted an offer, but one or more conditions still need to be met. Common examples include financing approval, appraisal outcomes, or a buyer’s home-sale requirement. You can often submit a backup offer. Whether you can tour depends on the seller’s instructions.
Pending
The contract is moving toward closing and key contingency periods are usually satisfied or expired. Showings are commonly paused and sellers typically consider backup offers only. Pending listings have a higher probability of closing than contingent ones.
Active Option (North Texas)
North Texas MLS systems often use “Active Option” to mean the buyer’s option period is still open. During this negotiated window, the buyer can terminate for any reason by giving notice. Showings may still be allowed and backup offers are commonly considered, depending on seller instructions.
Texas contract basics behind the labels
Texas contracts often include an option period. You pay an option fee to the seller for a set number of days, and during that period you may terminate for any reason by giving timely notice. This is separate from your financing or appraisal protections.
Financing and appraisal terms are also in the contract. If loan approval or the appraisal creates issues, the contract can allow remedies, amendments, or termination within set timelines. The exact rights and deadlines come from the contract and any amendments.
Earnest money and the option fee are different. Earnest money goes to the title company as a good faith deposit. The option fee goes to the seller for the right to terminate during the option period. Both amounts are negotiated.
What each status means for your next step
If a home is Active Option
- What it means: The buyer’s inspection and review period is in progress. The buyer can still terminate within the option window.
- Showings: Often permitted, but the seller may limit them. Your agent should confirm instructions with the listing agent.
- Your move: If you love the home, consider a clean backup offer with strong terms and a clear expiration for your offer’s effectiveness.
If a home is Contingent
- What it means: One or more conditions, such as financing or appraisal, are unresolved. The contract is not final to closing.
- Showings: Frequently allowed, subject to seller preferences. Many sellers will accept backup offers.
- Your move: Ask about the specific contingency and timeline. Submit a backup offer with proof of funds or pre-approval and concise deadlines.
If a home is Pending
- What it means: Key contingency periods are done and the file is headed to closing. Fewer conditions remain open.
- Showings: Usually suspended. Sellers typically consider backup offers only.
- Your move: If the property is exactly right, a simple backup offer can position you next in line without overcommitting.
Backup offers in North Texas
Texas sellers can accept backup offers. A backup contract becomes primary only if the current contract terminates according to its terms. The timing and written notices control when the backup moves into first position.
When you submit a backup offer, keep it tight and clear. Include pre-approval or proof of funds, set a firm period for how long your offer remains effective, and make the backup position explicit. Ask your agent to track the current contract’s deadlines so you can adjust quickly if it falls out.
Showing access and timing in Richardson
Showing availability depends on seller instructions, not just the label. “Active Option” or “Contingent” listings may allow tours, while “Pending” listings usually do not. Your agent should confirm real-time showing instructions with the listing agent before you plan a visit.
Ask for timing details. How many days remain in the option period? What is the status of financing or appraisal? When is the scheduled closing date? Clear answers help you set expectations and decide on a strategy.
Local status language to know
MLS labels are administrative signals and can vary. In the North Texas market, you may see versions like “Active w/Contingency,” “Pending – Contingent,” or “Active Option.” Portals sometimes display different wording, but the underlying contract stage is what matters. Always verify with the listing agent to understand the seller’s current plans for showings and backup offers.
Competitive strategies that work
- Get fully underwritten or have a strong pre-approval before you tour. Sellers take your offer more seriously when your financing is clear.
- Keep timelines tight. Shorter option windows or crisp contingency periods can strengthen your position in competitive situations.
- Lead with clarity. Set clear deadlines for backup effectiveness and include proof of funds or lender letters up front.
- Stay flexible on closing and possession. Flexibility can make your offer more attractive when a seller is weighing timing.
- Communicate professionally. Have your agent confirm all status details and updates in writing.
Example scenarios you might see
- Example A – Active Option: A buyer pays an option fee for a 5-day option period. Inspections are underway, and the seller is open to backup offers. If the buyer terminates within the option period, a backup can move into primary position.
- Example B – Contingent (financing/appraisal): The buyer awaits final loan approval or appraisal results. The seller welcomes backup offers in case the financing terms cannot be met.
- Example C – Pending (ready to close): All contingencies are satisfied, and closing is scheduled. Showings are off, and only simple backup offers are considered.
How we help Richardson buyers
You deserve a calm, informed path through fast-moving status changes. Our team monitors option and contingency deadlines, confirms showing access, and positions your backup offer to move fast if an opening appears. With buyer concierge support, you get responsive communication, clean paperwork, and confident negotiation aligned with North Texas norms.
If you are eyeing a home that is contingent, pending, or active option in Richardson, we are ready to guide your next step. Start a conversation with Deann Abbott to move forward with clarity and confidence.
FAQs
What does “contingent” mean on a Richardson listing?
- A seller accepted an offer, but conditions like financing, appraisal, or a home-sale requirement are still open. Backup offers are commonly considered.
Can I tour a home marked “Active Option” in North Texas?
- Possibly. Many sellers allow showings during the buyer’s option period, but availability depends on seller instructions confirmed by your agent.
Do “pending” listings still take offers in Richardson?
- Usually only as backup offers. Showings are typically paused once a home is pending and moving toward closing.
How does a backup offer become the primary contract in Texas?
- It becomes primary only if the current contract terminates according to its terms. The date and time of written termination control when the switch happens.
What is the difference between an option fee and earnest money?
- The option fee pays for your right to terminate during the option period. Earnest money is a good faith deposit held by the title company.
Are “contingent,” “pending,” and “active option” defined by Texas law?
- No. These are MLS practice terms. The controlling rights and timelines come from the contract language and any amendments.
