October 2025 • by Tim Vicsik, REALTOR® – RE/MAX 100

When you’re browsing homes or condos on ND-Condos.com, you’ll often see listings marked “Contingent” or “Pending.” As a South Bend Realtor, I get this question all the time — and understanding the difference can help you know whether a home is still in play or already off the market.

Let’s break it down in plain English and talk about how these terms apply right here in St. Joseph and Elkhart County.

Key Points

• Contingent means the seller accepted an offer, but certain conditions still need to be met.

• Pending means all contingencies have been satisfied and the home is on its way to closing.

• Contingencies protect both buyers and sellers, and if they aren’t met, either side may be able to walk away legally.

What Does “Contingent” Mean in Real Estate?

When a South Bend home or condo is listed as contingent, it means the seller has accepted an offer—but it’s not a done deal yet. The sale depends on specific conditions, such as a home inspection, financing approval, or appraisal.

Until those boxes are checked, the listing usually stays active, meaning backup offers can sometimes be considered. If everything goes smoothly, the listing status will move to pending.

Common Contingencies in South Bend Area Home Sales

Here are a few examples I often see in our local contracts:

• Financing Contingency: If the buyer can’t secure a loan, the deal can fall apart.

• Inspection Contingency: If a home inspection reveals major issues—say, a roof leak or foundation crack—the buyer can request repairs, credits, or walk away.

• Appraisal Contingency: If the home appraises for less than the offer price, the buyer might renegotiate or terminate the deal.

• Title Contingency: Any ownership disputes or title issues must be resolved before closing.

• Home Sale Contingency: A buyer may need to sell their current home before finalizing the new purchase.

Types of Contingent Statuses

In the MLS, you might see several versions of “contingent.” Here’s what they mean:

• Contingent – Accepting Backup Offers (COBU): The seller is still allowing showings and may accept backup offers.

• Contingent – First Right (COFR): The current buyer gets the first chance to remove contingencies if another offer appears.

• Contingent – Short Sale/Probate (CO3PA): The sale is subject to lender or 3rd party approval, either the seller owes more than the home’s value or the property is an estate.

• Contingent – Other (COO): The home is under contract, but contingencies exist.  Common examples are a kick-out clause or contingencies based on the sale of another property/seller finding suitable housing.  

What Does “Pending” Mean in Real Estate?

Once all contingencies are met (or waived), the listing becomes pending. At this stage, the home is essentially “spoken for” and off the active market. All that’s left is to complete the final paperwork, lender requirements, and closing process.

In St. Joe County, pending deals typically take a few weeks to finalize, depending on financing and title work.

Common Pending Statuses

You may also see a few variations of pending listings:

• Pending: The seller is confident in the sale and not showing the home.

• Pending – More Than 4 Months: Usually a delay due to financing, construction, or an overlooked MLS update.

Can You Make an Offer on a Contingent or Pending Home?

Yes—but it takes strategy. If you really love a contingent or pending property near Notre Dame, Granger, Mishawaka, or downtown South Bend, here’s what I recommend:

• Have your agent reach out: I always contact the listing agent to see where things stand. Sometimes a deal is shaky, and a backup offer makes sense.

• Be competitive: Submitting a strong, clean offer with solid financing and minimal contingencies can make a big difference.

• Move quickly: Great homes move fast here. Being preapproved and ready to act helps you stay ahead of other buyers.

FAQs About Contingent and Pending Listings

Do contingent deals often fall through?
Not often. Nationwide, about 5% of real estate contracts fail before closing. Most move from contingent to pending smoothly.

Is “pending” the same as “sold”?
No. Pending means the contract is accepted and contingencies are cleared, but the sale hasn’t officially closed.

Can a seller back out of a contingent offer?
Only if the buyer misses a contingency deadline or another clause allows it.

Should you look at contingent homes?
Yes—especially if you’re serious and your agent confirms the seller is open to backup offers. Sometimes it pays off to be next in line.

If you’re looking for homes or condos near Notre Dame—or anywhere in the South Bend area—and want to understand where a listing really stands, I’m happy to help. You can browse current listings anytime at ND-Condos.com.

Tim Vicsik - Realtor
RE/MAX 100
(574) 329-9587
Tim@TimVicsik.com 
www.ND-Condos.com