Saw a Potomac home marked Contingent and wondered if you still have a shot? You are not alone. This status confuses many buyers and sellers because the home is under contract, yet not quite off the market. In this guide, you will learn what Contingent means in Bright MLS, how it differs from Pending and Active, common contingency timelines in Montgomery County, and smart next steps whether you are buying or selling. Let’s dive in.
Contingent in Potomac, explained
In Potomac, the local MLS is Bright MLS. When you see Contingent or Active Under Contract, it means the seller has accepted an offer, but at least one contingency must still be satisfied or waived. Showings may continue at the seller’s discretion, and many sellers will consider backup offers while contingencies are open.
Until all contingencies are resolved, the deal is not final. The contract can still fall through if, for example, a home inspection negotiation fails or financing is denied. That is why Contingent properties often remain open to backup offers.
What Contingent does not mean
- It does not mean the home is off the market. Sellers often allow backup offers.
- It does not guarantee closing. The contract is at risk until contingencies are cleared.
- It does not block you from seeing the home. Access is up to the seller and the agreement in place.
Contingent vs Pending vs Active
Understanding the other common statuses helps you plan your move.
- Active: Fully available for showings and offers.
- Coming Soon: Marketed before showings begin. Most sellers wait to accept offers until Active status.
- Contingent or Active Under Contract: Accepted offer with open contingencies. Backup offers are common.
- Pending: Contingencies are removed or satisfied and the sale is moving to closing. Showings usually stop, and new offers are less likely, though some sellers still accept backups.
Common contingencies and timelines
Every offer is negotiable, but these are typical ranges in Potomac and greater Montgomery County.
Home inspection contingency
- Purpose: Inspect the home and request repairs, credits, or cancel within the period.
- Typical timing: About 5 to 10 business days after ratification.
- Practical note: Negotiations can extend the period if both sides agree.
Financing contingency
- Purpose: Protect the buyer if mortgage approval is not obtained by a set date.
- Typical timing: Often 21 to 45 days, depending on lender and loan type.
- Practical note: Strong pre-approval and steady lender updates reduce risk.
Appraisal contingency
- Purpose: If the appraisal comes in low, the buyer can renegotiate or cancel.
- Typical timing: Appraisal is ordered soon after contract; resolution usually within a few weeks.
- Practical note: Solutions include price changes, buyer adding funds, or challenging the appraisal.
Sale-of-home contingency
- Purpose: Buyer’s purchase depends on selling their current home.
- Typical timing: Varies widely and is often limited by the seller.
- Practical note: Seen as higher risk to sellers, so these offers are less competitive in hot segments.
Title and HOA document contingencies
- Purpose: Review title report and any HOA or condo documents.
- Typical timing: Often within 7 to 14 days, set in the contract.
- Practical note: Title defects or problematic HOA terms can delay or derail a closing.
Environmental and required disclosures
- Purpose: Review items like radon testing or lead-based paint disclosures for pre-1978 homes.
- Typical timing: Usually included in inspection periods or set by addenda.
- Practical note: Maryland requires lead-based paint notices for eligible homes.
What buyers should do when a home is Contingent
You still have options. Here is how to position yourself well.
Ask targeted questions
- Which contingencies remain?
- What dates are set for inspection, appraisal, and financing?
- Will the seller accept backup offers and continue showings?
Consider a backup offer
- If you love the property, a backup offer places you first in line if the primary contract fails.
- Keep your terms clear and your financing solid.
Tighten your own offer terms when feasible
- Shorter contingency periods can help, if your lender and inspector can meet them.
- Consider an escalation clause where appropriate and allowed.
Prepare your financing
- Get fully pre-approved, not just pre-qualified.
- Coordinate with your lender on appraisal timing and underwriting milestones.
Manage expectations
- Even a strong backup offer requires patience. Keep scouting other homes in case the primary contract moves to Pending.
What sellers should consider with a Contingent offer
A Contingent status can work in your favor if you manage it well.
Compare offers by strength, not only price
- Look at financing type, down payment, contingency length, and buyer flexibility.
- A slightly lower price with shorter timelines can be more reliable.
Decide on showings and backups upfront
- Choose whether to continue limited showings.
- Be clear about accepting backup offers and how they will be handled.
Monitor key milestones
- Inspection negotiations, appraisal dates, and financing commitments should be tracked closely.
- Prompt responses keep the deal on schedule and reduce risk.
Keep a Plan B
- Accepting a backup offer can reduce downtime if the primary contract fails.
Local Potomac nuances to watch
Bright MLS defines status rules
- Confirm the exact status on each listing and ask the listing agent about any limits on showings or offers.
Coming Soon windows are limited
- Sellers use this period for repairs, staging, or a coordinated launch. Most do not accept offers before Active, but always ask.
Showings during Contingent
- Many Potomac sellers allow limited showings while under contract. Others pause showings once a deal reaches Pending.
Older homes and disclosures
- For pre-1978 properties, lead-based paint disclosures are standard. Environmental and structural inspections are common and may be contingency triggers.
Backup offers, made simple
A backup offer sits behind the primary contract. If the primary buyer fails to remove a contingency or cancels under a contingency right, your backup moves into first position without reopening the full market.
Buyer advantages
- You reserve a place in line without competing again in a bidding rush.
- You can keep shopping while your backup is in place.
Seller advantages
- You reduce the risk of starting over if the first deal falls through.
- The primary buyer may be more motivated to resolve issues on time.
Considerations for both sides
- Set clear deadlines and communication expectations.
- Understand exactly when and how the backup becomes primary.
Quick timelines and next steps
Use these as a starting point, then tailor to your situation.
- Inspection: Often 5 to 10 business days.
- Appraisal: Typically ordered soon after contract; resolution within weeks.
- Financing: Commonly 21 to 45 days for loan approval.
- Title and HOA review: Often 7 to 14 days.
- Backup offer window: From Contingent through, in some cases, Pending, depending on seller preference.
How to move forward with confidence
Clear communication and a steady process make Contingent listings less stressful. Buyers should confirm remaining contingencies, keep financing tight, and use backup offers when a home is a great fit. Sellers should weigh timeline strength along with price, decide on showings and backups early, and track contract milestones closely.
If you want a calm, process-driven approach anchored in Bright MLS best practices and local contract norms, connect with an experienced advisor. Start a conversation with Dewey Reeves to plan your next steps.
FAQs
What does Contingent mean in Potomac real estate?
- It means the seller accepted an offer but contingencies like inspection, appraisal, or financing are still open, and many sellers will consider backup offers until those are resolved.
How is Contingent different from Pending in Montgomery County?
- Contingent is Active Under Contract with open conditions, while Pending means contingencies have been removed or satisfied and the home is moving toward closing.
Can I submit a backup offer on a Contingent home?
- Yes. Backup offers are common in Potomac. Ask the listing agent which contingencies remain and whether the seller is accepting backups.
How long do typical contingencies last in this area?
- Inspection often runs 5 to 10 business days, financing about 21 to 45 days, and appraisal resolution typically occurs within a few weeks after the order.
Do sellers in Potomac keep showing homes while Contingent?
- Many do, often with limited access, to allow for backup offers. The decision is up to the seller and the terms of the contract.
Are lead-based paint disclosures required for older homes?
- Yes. For properties built before 1978, Maryland requires lead-based paint disclosures, and related inspections or reviews may be part of your contingency plan.
