REAL ESTATE GLOSSARY

Under Contract vs. Pending in Florida: What's the Difference?

"Under Contract" and "Pending" are two MLS statuses that signal a home has a signed purchase agreement — but they aren't the same. In Florida, the distinction matters if you're a buyer hoping the deal falls through or a seller understanding where you are in the closing timeline.

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Under Contract: Active With Contingencies

In Florida MLS systems, "Under Contract" (sometimes labeled "Active Under Contract") means a signed purchase agreement is in place but the deal has unresolved contingencies — most commonly a home inspection contingency or financing contingency. The seller is still accepting backup offers. If the primary buyer cancels (due to inspection issues, loan denial, etc.), the seller can move quickly to a backup offer. Under Contract deals statistically fall through at a higher rate than Pending deals.

Pending: Contingencies Cleared

"Pending" in Florida means the deal has cleared all or most contingencies and the closing is imminent. The home is no longer showing as available. Most Pending listings in Florida have completed inspection, the buyer's financing is approved, and the parties are waiting on closing paperwork, title work, and the scheduled closing date. Pending deals fall through much less frequently than Under Contract deals — typically under 3% of Florida transactions at Pending stage cancel.

What This Means for Sellers

As a Florida seller, your goal is to move through Under Contract to Pending as quickly as possible — typically 10–21 days for inspection and financing contingency periods. Once Pending, you're essentially done. Until then, accepting backup offers is a smart strategy. Flat fee MLS listings show these statuses identically to full-commission listings — your status updates in real time as the deal progresses.

FREQUENTLY ASKED QUESTIONS

Common Questions

Can I still show my home when it's Under Contract?

Yes. Many sellers continue to accept showings and backup offers when Under Contract, especially during the inspection period when cancellation is most common. You can note "accepting backup offers" in your listing remarks.

How long does Under Contract last in Florida?

Typically 10–21 days. Florida purchase contracts usually allow a 10-day inspection period and a 21–30 day financing contingency period. Once both are resolved, the listing moves to Pending.

Does Pending mean the house is sold?

Not yet — Pending means the contract is on track but closing hasn't occurred. Until the deed records at the county courthouse, the transaction isn't complete. However, Pending deals have a very high close rate.

What happens if a Pending deal falls through?

The listing goes back to Active status. This happens most often due to financing issues, title problems, or appraisal gaps. As a seller, you should keep backup offers in mind until closing actually happens.

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