Contingent vs. Pending in Westchester: What It Means

Ever scroll through Westchester listings and wonder why one says Contingent while another says Pending? You are not alone. These labels can be confusing when you are trying to decide whether to book a tour or move on. In this guide, you will learn what each status usually means here in Westchester County, how showings and backup offers work, and the practical steps to take so you do not miss an opportunity. Let’s dive in.

Listing status definitions in Westchester

Active

An Active listing is on the market and accepting offers. Showings are generally allowed and encouraged. If you like the home, you can schedule a tour and submit an offer right away.

Contingent

Contingent means the seller accepted an offer, but certain conditions still need to be met. Common contingencies include inspection, financing, appraisal, attorney review, the sale of the buyer’s current home, or co-op board approval. Some sellers keep showing the home and consider backups during this period, while others limit access.

Active Under Contract (AUC)

Active Under Contract is a middle status used by some MLS systems. An offer is accepted, and the seller often remains open to backup offers. Showings may be allowed, but policies vary by listing. In practice, AUC can resemble Contingent, with naming that depends on the MLS and brokerage.

Pending or Under Contract

Pending signals a firm contract where contingencies have been satisfied or effectively removed. The sale is moving toward closing with steps like title work, mortgage underwriting, and final paperwork. Most sellers stop showings at this stage and only consider backup offers on a case-by-case basis.

Backup offers

A backup offer positions you next in line if the current contract falls through. Your offer may be fully negotiated and signed, then it activates only if the primary deal cancels. Backup offers are common with Contingent and AUC listings, and sometimes considered on Pending listings.

Showings, offers, and backups

• Active: showings welcome; sellers are accepting new offers. Multiple offers can be common in fast submarkets.
• Contingent or AUC: many sellers still allow showings and will accept backup offers. Access can be limited or appointment-only, especially if the existing buyer has sensitive contingencies.
• Pending: typically no new showings, and primary offers are not accepted. Some sellers consider backup offers, especially if timing to close is long.

If you are interested in a property at any stage, ask the listing agent about showings and whether the seller is open to backups. Policies are not standardized across portals or MLSs, so it is always worth confirming.

Westchester details that matter

Attorney review in New York

In New York, attorneys commonly review and finalize the contract after an offer is accepted. This review functions like a contingency and can take several business days. Expect some negotiation of terms and timelines during this period.

Co-ops and board approval

Co-ops are part of the Westchester landscape. A co-op sale often requires board approval with a separate application, interviews, and financial documentation. Even when a unit is Pending, the closing can be weeks away while the board process completes.

Fast-moving submarkets

Towns with strong rail access and popular amenities can move quickly. Sellers may favor offers with fewer or shorter contingencies. Work with your agent to choose a strategy that balances speed with protection.

Portal labels and timing

Consumer websites sometimes lag the MLS or display different labels for the same home. A listing that shows as Contingent on one site might display Pending on another. Always verify the true status with the listing agent or your buyer’s agent before ruling a home in or out.

How to act on each status

When it is Active

• Tour as soon as you can. Bring a pre-approval letter.
• If the home fits, submit a strong, clean offer.
• Ask your agent about local demand and likely competition.

When it is Contingent or AUC

• Ask if the seller is showing and accepting backups.
• If allowed, tour quickly and consider a backup offer with sensible protections.
• Clarify which contingencies remain for the primary buyer, such as inspection or financing.

When it is Pending

• Contact the listing agent to ask whether backups are considered.
• Ask about timing to close or board approval to gauge your chances.
• Decide whether a backup is worth it based on the timeline and your flexibility.

Timelines you can expect

Timeframes vary by property type, lender, and market conditions, but these ranges are common in Westchester:

• Attorney review and contract negotiation: about 1 to 5 business days.
• Inspection contingency period: often 7 to 10 days from contract execution.
• Appraisal scheduling and completion: typically 1 to 2 weeks after lender orders it.
• Mortgage commitment or financing contingency: commonly 21 to 45 days.
• Co-op board approval: often 2 to 8 weeks from submission.
• Closing timeline after contingencies are cleared: about 30 to 60 days depending on financing, title, and board processes.

Smart strategies for backup offers

If you love a listing that is Contingent, AUC, or even Pending, a well-structured backup offer can keep you in the game.

• Be pre-approved, not just pre-qualified. Strong financing makes your backup more attractive.
• Keep contingency timelines reasonable. You can shorten them if you are comfortable, but weigh the risks carefully.
• Clarify earnest money terms. Understand what happens to your deposit and when it becomes active.
• Set a realistic expiration date. Make sure your offer does not linger without updates.
• Ask for regular status checks. Your agent can request updates on the primary contract’s milestones.

Simple scripts you can use

• “Hi, I am a pre-approved buyer. Is the property still being shown or accepting backup offers? If yes, what timing and preferences should I know?”
• “Can you confirm the current status and remaining contingencies, such as inspection, financing, or co-op board approval?”

Common pitfalls to avoid

• Assuming Pending means the deal is unbreakable. Some Pending sales still accept backups.
• Waiting for the status to change on a portal. Call the listing agent or have your agent confirm in real time.
• Overlooking co-op timelines. A Pending co-op can still be several weeks from closing due to board approval.
• Submitting a backup without clarity on deposit terms. Review the contract with your attorney.

Final thoughts

The difference between Contingent, AUC, and Pending in Westchester often comes down to which contingencies remain and a seller’s preferences for showings and backups. Labels vary by MLS and brokerage, and consumer websites do not always match. The safest move is to confirm status and strategy with your agent, then act quickly and thoughtfully.

If you want a calm, well-communicated plan tailored to your needs, connect with Pat Palumbo. Together, you can gauge the true status of any listing, structure a smart offer or backup, and move with confidence. Request a Home Valuation or set up a buyer consult to get started.

FAQs

What does Contingent mean in Westchester?

• The seller accepted an offer, but conditions like inspection, financing, appraisal, attorney review, or co-op board approval still need to be satisfied. Showings and backups are often allowed.

Can you tour a Contingent listing in Westchester?

• Often yes. Many sellers continue showings and accept backup offers, but access varies. Ask the listing agent what is allowed.

Should you contact an agent about a Pending listing?

• Yes. Some sellers still accept backup offers, and timelines can vary, especially with co-ops. Ask about timing and whether backups are considered.

How do backup offers work in New York?

• You negotiate and sign terms that activate only if the primary contract fails. Earnest money and activation details are contract-specific, so review with your attorney.

How long does co-op board approval take?

• Commonly 2 to 8 weeks from application submission, though timing varies by building. This can extend the path from Pending to closing.

What is attorney review in New York home sales?

• After an accepted offer, attorneys review and finalize the contract, often over 1 to 5 business days. This period effectively functions like a contingency.