You spot the perfect South Portland listing, then see the status: contingent or pending. Do you still have a shot, or is the home off the table? You are not alone if those labels cause confusion. The good news is that once you know what each status usually means in Maine, you can decide whether to pursue it or move on with confidence. This guide breaks it down and gives you clear next steps tailored to South Portland and greater Cumberland County. Let’s dive in.
Contingent vs. pending in Maine
In Maine, listing status labels can vary by local MLS and by the seller’s instructions. That means the same term can work a little differently from one listing to the next. Your best move is to confirm a property’s exact status and rules with your agent and the listing agent.
Why local MLS rules matter
MLS statuses are not standardized nationwide. In Cumberland County, you will see “contingent” and “pending” used in slightly different ways depending on the listing. Some contingent homes still allow showings and backup offers. Many pending homes do not. Always verify what the seller has authorized.
Core status differences
- Active: The property is on the market and accepting offers. Showings are generally allowed.
- Contingent: The seller has an accepted offer with outstanding contingencies, such as inspection, appraisal, financing, or sale of the buyer’s home. The seller may or may not allow showings or accept backup offers.
- Pending: Major contingencies are usually satisfied or waived. Many sellers stop showings and decline new offers, though some will still consider a backup.
- Temporarily Off Market or Withdrawn: Not actively marketed. Showings are usually paused.
- Closed or Sold: The transaction is complete.
What the statuses mean for you
Contingent: what to expect
- Showings: May be allowed, or paused during the buyer’s contingency period. Confirm before scheduling.
- Offers: Backup offers are often considered but not guaranteed. If accepted, a backup only moves to first position if the primary contract falls through.
- Timelines: Inspection windows often run about 7 to 14 days from acceptance. Financing and appraisal steps follow the lender’s schedule.
Pending: what to expect
- Showings: Commonly paused, though practices vary by listing.
- Offers: Many sellers will not take new offers. Some will still accept a backup as a safety net.
- Timelines: The file is usually headed to closing with remaining steps like title work and final loan processing.
Typical timing ranges in South Portland
- Inspection period: roughly 7 to 14 days after mutual acceptance.
- Loan commitment: often 21 to 45 days, depending on the program and lender.
- Closing window: commonly 30 to 60 days from acceptance, with cash or negotiated quick closings sometimes sooner.
What to do first on a home you love
Start with quick, direct confirmation so you do not waste time or miss a window.
- Have your agent call the listing agent to ask:
- Is the seller accepting backup offers?
- Are showings allowed for buyers and inspectors right now?
- Which contingencies remain and what are the key dates?
- What closing timeline does the seller prefer?
- Request available documents:
- Seller disclosures, any recent inspection reports, condo documents if applicable.
- Decide your approach:
- If you want it, prepare to submit a clean, compelling backup offer.
- If you are unsure, set alerts for similar homes and ask for notification if the deal falls through.
How to write a strong backup offer in South Portland
A well-structured backup offer keeps you in play without overreaching.
- Include a current pre-approval or proof of funds. Pre-approval is stronger than prequalification.
- Be clear about contingencies and timelines, such as a realistic but attractive inspection period.
- Offer a competitive price and meaningful earnest money within advised norms.
- Match the seller’s preferred closing date if you can.
- Consider an escalation clause only with professional guidance. It must be drafted correctly and used when appropriate.
- Consider any contingency waiver only after discussing risks with your agent and, if needed, an attorney.
If the home is pending
Pending often means the major hurdles are cleared, but you still have options.
- Ask if the seller is accepting backup offers. Some are.
- If not, request notification should the deal fall apart.
- Ask for early access to available disclosures or reports so you can move quickly if it returns to market.
Be ready to move quickly
Having your file ready can make your backup offer stand out and helps you act fast on new listings across South Portland, Cape Elizabeth, Portland, and Scarborough.
- Pre-approval letter from a lender
- Proof of funds for down payment and earnest money
- Buyer’s brokerage agreement if required
- Flexibility on possession and closing dates if you can provide it
How your agent creates opportunity
Your agent’s communication and structure can open doors, especially in competitive areas of Cumberland County.
- Maintain regular, respectful contact with the listing agent to track contingency deadlines and updates.
- Submit a clean, complete offer package that reduces friction for the seller.
- Use reasonable contingency windows that protect your due diligence and still appeal to the seller.
- Increase earnest money and match the seller’s timing when appropriate and within legal norms.
- Request access to available inspections, lead disclosures, or condo documents to shorten decision time if the primary deal ends.
- Follow Maine agency rules and MLS confidentiality. Listing agents can only share competing terms with seller authorization.
When to submit a backup vs. move on
Use your priorities and the seller’s posture to decide quickly.
- Submit a backup if you love the property, the seller is open to backups, and your financing is ready. Keep timelines realistic.
- Move on for now if showings are paused, backups are not allowed, or the timeline does not fit your goals. Ask for notification in case the deal changes.
- Keep searching actively while your backup sits in second position so you do not miss new opportunities.
Key takeaways for South Portland buyers
- Contingent usually means there are open contingencies. Some sellers still allow showings and backups.
- Pending usually means the contract has cleared major hurdles. Backups may still be possible, but many sellers pause showings.
- Exact meanings vary by listing and MLS instructions. Always verify with the listing agent.
- If you love a home, a clean backup offer with strong proof of funds, clear timelines, and flexible closing terms keeps you competitive.
- Have your documents ready so you can move fast when the right home hits the market.
Ready to pursue a contingent or pending home, or to craft a competitive plan for new listings in South Portland and beyond? Reach out to the local team that combines market insight with disciplined execution. Dambrie Garon Real Estate Advisors. Let’s talk about your next move.
FAQs
Can you tour a contingent home in South Portland?
- Possibly. Some contingent listings allow showings and backup offers, while others pause showings during contingencies. Always confirm with the listing agent first.
What is the main difference between contingent and pending?
- Contingent usually means contingencies are outstanding. Pending usually means major contingencies are cleared and the file is moving toward closing, but practices vary by listing.
Can you submit a backup offer on a pending property in Maine?
- Sometimes. Many pending listings will not take new offers, but some will accept a backup offer as a safeguard. Ask your agent to confirm.
How long are typical contingency periods in Cumberland County?
- Inspection windows often run about 7 to 14 days after acceptance. Loan commitment often takes 21 to 45 days, with many closings in 30 to 60 days.
What makes a strong backup offer in South Portland?
- A current pre-approval, proof of funds, clear and reasonable contingencies, competitive price, meaningful earnest money, and flexibility on closing that aligns with the seller’s needs.
