You spot a home in Tewksbury you love, but the status says “contingent” or “pending.” What does that actually mean for your chances? You are not alone if the terms feel confusing. In New Jersey, these labels signal where a deal stands and how much room there is for showings and backup offers.
This guide breaks down what each status means in Tewksbury and Hunterdon County, how it affects showings and timing, and the smart steps you can take as a buyer or seller. You will get clear checklists, local nuances, and practical scripts to move with confidence. Let’s dive in.
Contingent status explained
A listing marked “contingent” means the seller accepted an offer, but one or more conditions still need to be met. These can include inspection, financing, appraisal, or the sale of the buyer’s current home. Until those items are cleared, the deal is not final.
In many cases, showings may continue and the seller may consider backup offers. Some MLS systems display variations, such as “Contingent — inspection,” or use “Active Under Contract” to show that the home remains open for showings and backups. In Tewksbury’s low-inventory market, contingent can still leave a window for a serious buyer.
Common NJ contingencies
- Inspection contingency: a set period, often about 5 to 14 days, for inspections and repair requests.
- Financing contingency: the buyer must secure a loan commitment by a deadline.
- Appraisal contingency: the lender’s appraisal must support the price, or the parties negotiate.
- Sale-of-home contingency: the buyer must sell their home first, sometimes with a kick-out clause that lets the seller accept a better offer if the first buyer cannot proceed.
- Attorney review: in New Jersey, standard contracts typically include a three business day attorney review window, during which either party can modify or cancel.
Pending status explained
A listing marked “pending” usually means major contingencies have been removed or satisfied. The transaction is moving toward closing, and showings typically pause. Most sellers do not accept new offers at this stage, although practices can vary by brokerage or agreement.
“Pending” is a stronger signal that a sale will close compared with “contingent.” If you see pending on a home you love, there is still a chance the deal could fail, but the odds are lower than in contingent status.
Showings and offers by status
- Contingent: showings often continue unless the seller opts out. Sellers may accept backup offers or keep a kick-out clause in place. Timelines are less certain because a contingency could fail.
- Pending: showings usually stop and sellers rarely accept new offers. The path to closing is clearer, though not guaranteed.
If you are unsure, ask the listing agent whether the seller is still showing the home and whether backup offers are welcome.
NJ timelines at a glance
- Attorney review: typically 3 business days from acceptance.
- Inspections: commonly 5 to 14 days after the contract is signed.
- Appraisal: usually scheduled during the financing period.
- Mortgage underwriting: often 30 to 45 days to clear to close.
- Contract to close: most New Jersey deals close in about 30 to 60 days, depending on loan and legal steps.
Tewksbury closing nuances
Rural and semi-rural properties in Tewksbury and Hunterdon County often involve septic certifications, well testing or flow checks, and municipal procedures. These items can extend timelines even if a listing shows pending. Build room for these steps and confirm who is responsible for scheduling and paying for each requirement.
Buyer steps when status is contingent
If you love a contingent home, move quickly and be strategic.
- Ask the listing agent:
- Are backup offers being accepted?
- What contingencies remain?
- Is there a kick-out clause and how much time does it give the buyer to act?
- What is the expected closing date if contingencies clear?
- Strengthen your position:
- Submit a clear backup offer with a pre-approval letter and proof of funds.
- Shorten your contingency windows if it is comfortable for you, such as a faster inspection.
- Consider a larger earnest money deposit to show commitment.
- Be ready to pivot:
- If the seller triggers a kick-out, you may need to act within 48 to 72 hours. Have vendors and your inspector on standby.
Buyer steps when status is pending
If a listing is pending, options are narrower but not gone.
- Confirm whether the seller will accept backups. Many will not.
- Ask if any items remain, such as final loan approval or municipal sign-offs.
- Stay in touch with your agent. If the deal falls through, you want to be first in line.
Seller steps with a contingent offer
You control how active your listing stays while contingencies are open.
- Decide whether to continue showings and accept backup offers.
- Set clear deadlines for inspections, appraisal, financing, and attorney review.
- Consider a kick-out clause to preserve flexibility if a stronger, non-contingent offer appears.
- Communicate your approach in agent remarks so buyers understand expectations.
Seller steps with a pending contract
Once you are pending, the focus shifts to a smooth close.
- Pause further showings unless your agreement says otherwise.
- Coordinate any municipal inspections, septic and well items, and lender conditions.
- Keep communication tight with the buyer’s agent and your attorney.
- Maintain a list of interested parties in case the deal fails late.
Quick checklists
Buyer checklist
- Contingent:
- Ask about backup offers and any kick-out clause.
- Submit a backup with pre-approval and proof of funds.
- Consider tighter timelines or higher earnest money if comfortable.
- Pending:
- Confirm if backups are allowed.
- Monitor progress and stay ready in case the deal fails.
Seller checklist
- Contingent:
- Decide on showings and backup offers.
- Set firm contingency deadlines and consider a kick-out clause.
- Keep all parties updated on timing.
- Pending:
- Halt showings and focus on inspections, municipal items, and underwriting.
- Retain contact info for strong backups, if any.
Avoid common pitfalls
- Assuming contingent means off limits. In Tewksbury, many contingent listings still allow showings and backups.
- Ignoring attorney review. In New Jersey, contracts can change or cancel during the review period.
- Overlooking rural requirements. Septic and well steps can shift timelines, even after a deal turns pending.
- Waiting to prepare. If you want a specific home, have your pre-approval, inspector, and funds ready now.
Work with a local advisor
The right strategy depends on status language, contract terms, and local norms. A seasoned, detail-driven advisor helps you plan timelines, negotiate terms, and coordinate septic, well, and municipal items that are common in Tewksbury. If you want clear guidance and a smooth path to closing, connect with William Carey for a focused, data-informed plan.
FAQs
What does contingent mean in Tewksbury real estate?
- It means the seller accepted an offer that still has conditions, such as inspection or financing, and showings or backup offers may continue depending on the listing.
What does pending mean for showings and offers?
- Pending typically means contingencies are cleared, showings pause, and sellers usually stop accepting new offers, though practices can vary.
How long is attorney review in New Jersey?
- Standard forms often provide a three business day attorney review period from acceptance, during which either party can modify or cancel.
Can I submit a backup offer on a contingent home?
- Yes, many sellers accept backup offers during contingent status, and a strong backup can position you to step in if the first deal fails.
What extra steps affect Tewksbury closings?
- Rural property items like septic certifications, well testing, and municipal procedures can extend timelines even after a home is pending.
What is a kick-out clause and why use it?
- A kick-out clause lets a seller accept another offer if the first buyer cannot remove a contingency within a set time window, adding flexibility for the seller.
