You spot a Westport home you love, then see the status says contingent. Is it off the table, or do you still have a shot? In a fast, higher-priced market like Westport, understanding what contingent really means can help you move with confidence. This guide explains the most common statuses, how they play out locally, and what you can do next, whether you are buying or selling. Let’s dive in.
Contingent, pending, and more: what each status means
What contingent means
A contingent listing means the seller has accepted an offer, but the sale still depends on one or more conditions being met. Common contingencies include financing, inspection, appraisal, or the sale of the buyer’s current home. Until those items are cleared or waived, the deal is not guaranteed to close.
Common contingent subtypes
You may see labels that clarify why the contract is contingent.
- Contingent, inspection: the buyer has an inspection period and can negotiate repairs or credits.
- Contingent, financing or appraisal: the buyer’s mortgage or appraisal must be approved at or near the contract price.
- Contingent, accepting backup offers: the seller will review backup offers in case the first contract falls through.
Active under contract vs pending
Some listings show as Active Under Contract or Active Contingent, which means the home is under contract but may still be shown for backups. Pending usually means major contingencies are cleared. Showings often stop at that point and sellers typically do not accept backup offers.
Coming Soon basics
Coming Soon means the home is being marketed but is not yet open for showings or offers. Rules can vary by local MLS and brokerage. The purpose is to build interest so you can be ready to act the moment the status flips to Active.
How contingent plays out in Westport
For buyers
In Westport, contingent does not always mean your chance is gone. If the seller is accepting backups, you can submit one and be next in line if the primary deal fails. Given strong buyer demand, you should be ready to present a clean offer with proof of funds or a pre-approval and clear timelines. For coastal or older homes, plan for inspections that address flood zones, older systems, or specialized items like seawalls and bulkheads.
For sellers
Marking your listing as Contingent, accepting backup offers can keep momentum while the primary buyer works through contingencies. Be clear about whether you will continue showings and how you want backup offers handled. Stay in close contact with the primary buyer’s agent to monitor inspection, appraisal, or financing milestones so you can address issues quickly.
Backup offers in Westport
A backup offer is a signed contract that becomes effective only if the primary contract is canceled. As a backup buyer, you agree to wait for written notice that the first deal has ended. You may place an earnest money deposit, and the agreement usually spells out how and when your offer moves into first position.
How to write a stronger backup offer
- Include full documentation, such as a lender pre-approval or proof of funds, and propose realistic timelines.
- Consider shortening non-essential contingency periods if you are comfortable with the risk.
- Be clear about your preferred or flexible closing window to match the seller’s needs.
What sellers should know about backups
- Honor the primary buyer’s contractual rights while you collect backups.
- Communicate your backup-offer policy in listing remarks and the purchase agreement.
- Keep showings aligned with your strategy and contract terms, especially if you want multiple backups ready.
Typical contingency timelines
- Inspection period: often 5 to 14 days after contract acceptance.
- Appraisal and mortgage commitment: often 21 to 45 days, depending on lender pace and underwriting.
- Closing: commonly 30 to 60 days, based on financing, attorney review, and logistics.
All timelines are negotiable. In Connecticut, attorney review and contract negotiations are standard, which can influence dates and milestone timing.
Local factors to watch in Westport
Coastal and flood considerations
Many Westport properties are near the shoreline or tidal rivers. Verify flood zone designations early, since lenders can require flood insurance and proper coverage is needed to close. Coastal inspections may also include seawalls, bulkheads, and erosion concerns that can affect costs and timing.
Older and historic homes
Westport has a large number of older, high-value homes. Inspections may surface older wiring, lead-based paint, aging systems, or foundation and moisture issues. Be ready for specialty inspections, targeted repairs, or credits, and allow time for negotiations if needed.
Luxury appraisal dynamics
Luxury properties can be challenging to appraise because there are fewer comparable sales. Even with strong demand, appraisal gaps can occur when bidding drives prices above recent comps. Buyers may need a plan for gaps, and sellers should understand how appraisal outcomes interact with financing contingencies.
Attorney involvement
In Connecticut, attorneys commonly review and negotiate contract terms. Their schedules and review cycles can affect contingency periods and closing timelines. Build in some flexibility for document exchange and revisions.
Quick checklists
Questions to ask the listing agent as a buyer
- Are backup offers being accepted right now?
- Which contingencies are still open, and what are their removal deadlines?
- Will the seller allow continued showings while contingent?
- How quickly does the seller want to close if the primary deal fails?
Questions to ask your agent as a seller
- Should we keep showing the home while contingent, and how will that be managed?
- How will we collect and compare backup offers?
- What are the key dates for the primary buyer’s inspection, appraisal, and mortgage commitment?
- What is the plan if the appraisal comes in short or the inspection raises major items?
The bottom line
Contingent in Westport means a buyer is under contract, but there is still room for change while contingencies are open. As a buyer, a thoughtful backup offer can put you next in line. As a seller, accepting backups can protect your timeline and give you options if the first deal wobbles. If you want a clear plan tailored to your goals, connect with scott wright for local guidance and next steps.
FAQs
What does contingent mean in Westport real estate?
- It means the seller accepted an offer, but the sale depends on contingencies like inspection, financing, or appraisal being satisfied or waived.
Can I make an offer on a contingent Westport home?
- You can submit a backup offer if the seller is accepting them, and it will move into first position only if the primary contract ends.
What is the difference between contingent and pending?
- Contingent means conditions remain, while pending usually signals major contingencies are cleared and the home is moving toward closing.
How long do contingencies take in Westport?
- Inspections often run 5 to 14 days, mortgage commitment 21 to 45 days, and closings commonly 30 to 60 days, depending on the deal.
Why do Westport contingent deals fall through?
- The most common issues are financing changes, inspection findings and repair disputes, appraisal shortfalls, and title or closing delays.
What should I include in a strong backup offer?
- Provide proof of funds or a pre-approval, clear timelines, a solid earnest money deposit, and carefully considered contingencies with shorter windows if appropriate.
What does Coming Soon mean in Westport listings?
- It means the property is being marketed, but showings and offers are not yet permitted until the status changes to Active, based on local MLS rules.
