Ever spot a home you love in Star, only to see the status change overnight? It is frustrating, and it can feel like the market is moving faster than you can. You are not alone. Once you understand what Active, Contingent, and Pending really mean, you can time tours, write stronger offers, and pivot quickly when the status shifts. This guide breaks down each status, what it means for showings and offers in Star and Ada County, and how to stay ready. Let’s dive in.
Listing statuses at a glance
Active
What it means: The property is available for showings and the seller is accepting offers. This is the window when most activity happens.
What you can do: Schedule tours right away and be ready to submit an offer fast, especially in competitive pockets of the Treasure Valley.
How long it lasts: Until the seller accepts an offer or pauses the listing.
Contingent (or Active-Contingent)
What it means: The seller has accepted an offer that includes contingencies like inspection or financing. The home may still accept backup offers depending on local rules and the seller’s preference.
What you can do: You can ask about showings and submit a backup offer. Your offer usually becomes primary only if the first buyer’s deal falls through or contingencies are not met.
Typical timeframes: Inspection windows are commonly 5 to 10 business days. Financing approval often runs 21 to 30 days, depending on the lender and market pace. These terms are negotiable.
Pending (or Under Contract)
What it means: Most major contingencies have been satisfied, and the sale is moving toward closing. Many sellers stop showings at this stage, although some still accept backups.
What you can do: You can ask if backup offers are allowed. If not, continue your search and watch for any status change.
Typical timeframes: Pending to close often takes a few weeks, and sometimes 45 days or more based on lender and title timelines.
Backup offer accepted
What it means: The seller has a primary contract and will accept one or more signed backup offers that only take effect if the primary buyer terminates.
What you can do: If you love the home, submit a clean, fully prepared backup offer. Be ready to move forward quickly if you are bumped into primary.
Coming soon and off-market
What it means: Coming Soon signals that a listing will go live soon. Showings are usually limited or not allowed. Temporarily Off Market or Withdrawn means the seller has paused marketing. Cancelled or Expired means the listing agreement ended without a sale.
What you can do: Ask your agent about timing for showings once it becomes Active. Keep flexible so you can tour as soon as it hits the market.
What these statuses mean in Star
In Star and greater Ada County, the listing agent sets the status in the local MLS based on seller direction and MLS rules. Labels can vary a bit. For example, you may see Contingent, Active with Contingency, or Active-Contingent for similar scenarios.
Public home search sites sometimes lag behind the Intermountain MLS or display their own translated terms. Always ask your agent to verify status with the listing agent before you plan a visit or submit an offer.
Sellers often continue showings until a firm contract is in place. In competitive moments, some sellers keep showings open for backups even after accepting an offer. Showings may stop once the file is Pending or if the seller instructs no more tours. Your best move is to confirm availability before you head out.
Timing you can expect
Every timeline is set by the contract and local practice, but here are common ranges in Ada County:
- Earnest money deposit: often due within 1 to 5 business days after mutual acceptance.
- Inspection contingency: commonly 5 to 10 business days to complete and respond.
- Financing approval: typically 21 to 30 days for full underwriting and commitment.
- Appraisal: often scheduled 7 to 14 days after order, usually running alongside loan approval.
- Title review and cure: title companies often clear issues within 1 to 3 weeks, with initial reports arriving early in the process.
Once contingencies are satisfied, Pending to Close usually takes 2 to 6 weeks. Cash purchases can close faster if title is ready and everyone is prepared.
How to act fast without stress
Preparation is your edge in Star’s market. Use this quick checklist so you can compete with confidence:
- Get written mortgage preapproval, not just prequalification.
- Organize proof of funds for earnest money and closing.
- Decide on acceptable contingency windows and your top purchase price.
- Choose a preferred local lender, title company, and inspectors to speed scheduling.
- Keep documents handy for lender requests, like ID, pay stubs, and tax returns.
Offer tactics to consider
The right structure makes your offer stand out. Each tactic has tradeoffs, so talk through risk and cost with your agent and lender.
- Strong price with shorter contingency windows. This can help you win in multiple offers, but it raises your exposure if surprises appear.
- Escalation clause up to a capped amount. Useful when you expect competing bids, but it needs careful drafting to protect you.
- Waiving certain contingencies. This reduces protection and should be considered with caution and clear advice.
- Backup offer with earnest money and realistic terms. Keeps you in play if the primary falters.
Backup offers in Ada County
Backup offers are routine in our area. If you submit one, expect to sign a full offer package and deposit earnest money per the contract. Your offer typically becomes primary only if the first contract ends. The listing agent will notify parties if the status changes, and everyone pivots to the agreed timelines from there.
When a home is Contingent or Pending, ask your agent to monitor the file. If an inspection or financing issue pops up, you can be first in line with a clean, ready offer.
Smooth closing timelines in Star
Closing speed depends on the lender, appraisal scheduling, title work, and how quickly documents flow. Local seasonal patterns can also matter. Spring and early summer often bring heavier activity, while holidays may slow scheduling.
If you want to shorten timelines, plan ahead. Choose a responsive local lender, line up inspectors early, and stay flexible with closing dates. When both sides are prepared, shorter closings are possible.
How your agent keeps you ahead
A skilled local agent monitors MLS status changes in real time, confirms details with the listing agent, and arranges immediate showings when windows open. They draft and deliver competitive offers fast, advise on earnest money and contingency lengths, and coordinate with local lenders and title companies to keep things on track.
Your agent also presents backup offers correctly, negotiates extensions or cures when issues arise, and keeps a clear record of deadlines so nothing slips. This steady communication reduces stress and helps you pivot quickly as statuses shift from Active to Contingent to Pending.
Buying in Star, Meridian, Eagle, or anywhere in Ada County works best when you understand status language and move decisively. If you are ready to tour, write, or set up a smart backup plan, connect with a local expert who can guide every step with care. For concierge-level support and deep Treasure Valley experience, reach out to Connie Boyce.
FAQs
What does Active mean for a Star listing?
- Active means the home is available for showings and the seller is accepting offers, so you can tour and submit right away.
What is the difference between Contingent and Pending?
- Contingent has an accepted offer with conditions like inspection or financing, while Pending usually means major contingencies are satisfied and the sale is moving toward closing.
Can I tour a home that is Contingent in Ada County?
- Sometimes, depending on the seller and MLS rules; many sellers allow showings for backup offers, but your agent should confirm availability first.
Are backup offers common in Star and nearby areas?
- Yes, backup offers are a routine strategy; they only become primary if the first contract is terminated or contingencies are not met.
How long are typical inspection and loan timelines?
- Inspections often run 5 to 10 business days, and loan approval commonly takes 21 to 30 days, depending on lender speed and scheduling.
How fast can a sale close once it is Pending?
- Many Pending files close within 2 to 6 weeks, though cash deals can close faster if title and scheduling line up.
