Saw a home you love marked “contingent” or “pending” in West Palm Beach and not sure what it really means? You’re not alone. These MLS status labels guide how you search, tour, and write offers, and they carry real weight in Palm Beach County. In this guide, you’ll learn the difference between contingent and pending, how local agents handle showings and backup offers, and the smart steps to take next so you don’t miss a great opportunity. Let’s dive in.
Contingent vs pending explained
When a listing is contingent, the seller has accepted an offer, but one or more contract contingencies still need to be satisfied. Common examples include inspection, financing, appraisal, sale of the buyer’s home, or HOA/condo approval. Until those contingencies are cleared, the deal is not fully locked in.
When a listing is pending, the contingencies have been satisfied or waived and the transaction is moving toward closing. At this stage, most sellers stop soliciting new offers and the home is generally not available for showings.
MLS systems use these statuses to tell you how “available” a property is. Status names and subcategories can vary by MLS, so always read the status field and agent remarks for specific showing and backup-offer instructions.
Statuses in Palm Beach County
In West Palm Beach and the surrounding Palm Beach County market, you’ll often see contingent listings paired with notes about showings. Some will continue to show and accept backup offers. Others will not show while under contract.
Pending listings are usually taken off the market. Most agents do not expect to get a new offer accepted on a pending property unless the seller has clearly stated they will consider backups.
The key is to check the listing details and agent comments. Practices can vary by homeowner preference, and MLS input can lag real-time contract events, so a quick call to the listing agent is wise.
Common contingencies to expect
You’ll see a consistent set of contingencies across Palm Beach County. Each one affects your timeline and leverage.
Inspection contingency
This gives you time to inspect the home and negotiate repairs or cancel according to the contract terms. In South Florida, sellers often seek a short inspection period, commonly 7 to 10 days, though it is negotiable. If your inspection contingency is active, you typically retain the right to walk away if the terms allow.
Financing contingency
Your purchase depends on obtaining lender approval by a specific deadline. In competitive moments, sellers often favor buyers with strong pre-approvals or limited financing risk. If you rely on a financing contingency, it can make your offer feel less certain to a seller.
Appraisal contingency
The property must appraise at or above the contract price, unless the parties agree to bridge any gap. In fast-moving markets, appraisal shortfalls can happen, which may cause a contract to unwind if you do not have a plan for gaps.
Sale of buyer’s home
Your purchase is conditioned on the sale of your current property. Sellers tend to see these terms as weaker in competitive situations, so they may accept them only if they can still show the home and collect backup offers.
HOA or condo approval
For condos and some communities, you may need association approval or time to review community documents. Timelines and procedures vary by association, so build in time to review and respond.
Showings and backup offers
Many Palm Beach County listings will specify whether a contingent home is still showable. Read both the status and the remarks to understand what is allowed.
“Continue to Show” vs “Do Not Show”
Contingent - Continue to Show means the seller is allowing showings and often will accept backup offers. Contingent - Do Not Show means the seller does not want more showings while the current contract moves forward. Each listing can set its own approach, including appointment-only windows or limited hours.
How backup offers work
A backup offer is a fully negotiated offer that sits in second position. It only becomes the primary contract if the current deal falls through. A good backup offer can save you time because you become next in line without the property going back on the open market. Your earnest money and timelines are handled as described in the backup agreement.
Buyer action checklist
Buying in West Palm Beach, Boca Raton, or Delray Beach requires quick, informed moves. Use this checklist to work the process with confidence.
Verify status and deadlines
- Read the MLS status and both public and agent remarks for “continue to show” or “do not show.”
- Call the listing agent to confirm which contingencies are in the primary contract. Ask for key dates: inspection period, loan commitment deadline, appraisal window, and any HOA review or approval period.
- Ask whether any contingencies have already been removed.
- Confirm whether the seller will allow showings and accept backup offers.
- Note any response timelines and whether multiple offers are already in play.
Offer strategies that work
- If the listing is Contingent - Continue to Show, consider submitting a clean backup offer. Shorter contingency periods, higher earnest money, and strong pre-approval can help.
- Keep your financing full-file pre-approval and proof of funds current so you can move fast if you become first position.
- If the listing is Contingent - Do Not Show or Pending, set alerts and monitor status updates. Ask the listing agent if backups are welcome.
- Use escalation clauses only with careful limits and documentation.
- Calendar every contingency deadline. Missing a date can change your rights or your leverage.
Risk and timing tips
Strong terms can win you the deal, but they come with tradeoffs. Waiving inspection or appraisal protections can make your offer more attractive while increasing your risk. If you want to stay competitive without giving up safeguards, consider shortening the inspection period instead of waiving it, or use an appraisal gap clause with a clear cap.
Backup offers can be a smart path in Palm Beach County because many sellers continue to show contingent homes. Still, you should understand how your earnest money and timelines are handled in a backup position. Get key terms in writing and keep communication with the listing agent documented.
Guidance for sellers
If you are selling in West Palm Beach or the Boca Raton-Delray Beach corridor, choose a status strategy that matches your goals. Keeping your home Contingent - Continue to Show can collect strong backup offers and protect your timeline if the first deal wobbles. Marking Contingent - Do Not Show limits disruptions and can keep focus on closing with your current buyer.
Accurate MLS status and clear showing instructions help you avoid confusion while maintaining leverage. Your agent should track contingency deadlines, confirm when items are satisfied, and update the status to pending at the right time. That clarity supports a smooth path to closing and helps you manage privacy, access, and momentum.
Next steps
Whether you are aiming for a primary offer on a showable contingent home or positioning a smart backup, timing and terms matter in Palm Beach County. You need accurate status intel, tight financing prep, and a strategy that fits the property and the seller’s preferences.
If you want a boutique, high-touch approach backed by top-tier marketing and local expertise across West Palm Beach, Boca Raton, and the Palm Beach corridor, reach out to Jamie Moody. You’ll get clear guidance, a tailored plan, and the confidence to move decisively when the right home appears.
FAQs
What does “contingent” mean in Palm Beach County?
- It means the seller accepted an offer, but contingencies like inspection, financing, appraisal, or HOA approval are still active, so the deal is not fully secured.
Can you tour a contingent home in West Palm Beach?
- Sometimes. Many contingent homes are still showable and may accept backup offers, but some are not. Check MLS remarks and confirm with the listing agent.
What does “pending” mean for showings and offers?
- Pending typically indicates contingencies are cleared and the home is off the market. New offers are uncommon unless the seller explicitly welcomes backups.
How do backup offers work in Boca Raton and Delray Beach?
- A backup offer is signed and ready, but it becomes primary only if the current contract falls through. It can put you next in line without re-entering a bidding rush.
When does a listing move from contingent to pending?
- Once the contract’s contingencies are removed or waived, the listing agent typically updates the status to pending while the transaction moves to closing.
