You spot the perfect place in Enfield and then see the word “Contingent.” Do you move on or lean in? You are not alone if that status feels confusing when you are trying to plan showings or write an offer.
In this guide, you will learn what “contingent” means in New Hampshire, how it fits into MLS status updates, and when you can still tour or submit a backup offer. You will also get a practical checklist tailored to Enfield and Grafton County so you can move confidently. Let’s dive in.
MLS status basics in NH
Understanding the usual status progression helps you read listings clearly:
- Active: The home is for sale and the seller is accepting offers. Showings are generally allowed based on the listing’s instructions.
- Contingent (sometimes “Active – Contingent” or “Contingent – Continue to Show”): The seller accepted an offer, and one or more contingencies must be satisfied. Showings and backup offers may or may not continue.
- Pending (also called “Under Contract” or “Sale Pending”): Contingencies are removed or waived and the deal is moving toward closing. Showings usually stop and new offers are unlikely to be considered.
- Sold/Closed: Title transferred and the transaction is complete.
Status labels can vary by MLS and brokerage, and the listing agent updates the status field for visibility. The contract itself controls the parties’ legal rights, not the MLS label.
What contingent means
“Contingent” means the seller has accepted an offer, but certain conditions need to be met before the sale is firm. If those conditions are satisfied, the home usually moves to pending and then closes. If they are not, the buyer may cancel per the contract and the home can return to active.
Common contingency types
- Inspection contingency: You can cancel or renegotiate within a set inspection period if concerns arise.
- Financing or mortgage contingency: Your loan must be approved by a deadline or you may be able to cancel.
- Appraisal contingency: The property must appraise at or above the agreed price, or terms may change.
- Sale-of-home contingency: Your purchase depends on selling your current home first.
- Title, HOA/doc review, or attorney review contingencies: Time to review documents or clear title.
How to read a contingent listing in Enfield
When you pull up a listing, scan for these details so you know your options:
- Status label and any modifiers, such as “Contingent – Continue to Show.”
- Showing instructions that say whether tours are allowed and how to schedule.
- Any remarks about backup offers being accepted or declined.
- Notes on what contingency is outstanding, if provided.
- Days on Market, the date the offer was accepted, and the expected closing date, when available.
Questions to ask the listing agent
- “Is the seller continuing to show the property?”
- “Are you accepting backup offers right now?”
- “Which contingencies remain and what are their deadlines?”
- “If I submit a backup offer, what would the seller need to do to accept it? Is there a notice period or kick-out clause?”
- “If the current contract is canceled, how will you handle the timing of backup offers?”
Touring and offers on contingent homes
You can often still tour a contingent listing if the seller and agent allow it. Some sellers keep showings open while contingencies are resolved. Others pause showings out of respect for the first contract or because the contingency timeline is short.
Backup offers are common in Grafton County. A seller may accept a backup offer while the first contract is in place. A backup offer typically becomes primary only if the existing contract is canceled or otherwise terminated under its terms. Whether a seller can move forward with a backup offer sooner depends on the contract language and any kick-out provisions.
There is no uniform timeline for contingencies. Inspection periods, mortgage approvals, and other deadlines are set within each purchase and sale agreement. Do not rely on status alone for timing. Ask your agent to confirm the calendar with the listing side.
Backup offer strategy
A well-structured backup offer can keep you in contention without overreaching. Consider the following with your buyer’s agent:
- Positioning: Be competitive but realistic on price and terms. If appropriate, shorten contingency periods to show you can move quickly.
- Protection: Keep the contingencies you need. Only consider narrowing or waiving protections after you consult qualified professionals.
- Readiness: Line up your financing and inspectors so you can act fast when notified.
- Mechanics: Clarify in writing when your backup becomes primary, how notice is given, and what timelines start running. If you are unsure how a kick-out clause or timeline affects your rights, consult a New Hampshire real estate attorney.
Timing and uncertainty
A contingent home can shift to pending, revert to active, or remain contingent while a buyer works through their sale-of-home contingency. The best way to gauge odds is to verify which contingency remains and where it stands. Your agent can request status updates, expected decision points, and any relevant dates.
Local tips for Enfield buyers
- Work with a buyer’s agent who is active in Grafton County and understands local forms and practices.
- Prepare flexible, clean offers. Get preapproved, review comparable sales, and decide in advance which contingency timelines you are comfortable shortening.
- If you want an inspection, have your inspector lined up and ask for a prompt inspection window in your backup terms.
- If you rely on a sale-of-home contingency, discuss whether a kick-out clause could come into play and what notice you would receive.
- Ask your agent to pull the MLS history, accepted-offer date, and any noted contingency changes so you can monitor progress without guesswork.
Real-world scenarios in Grafton County
- Scenario A — Contingent: inspection. The seller continues to show and is open to backup offers. You tour and write a backup offer that shortens your inspection period. If the first buyer cancels due to inspection findings, you are next in line.
- Scenario B — Contingent: financing. Inspections are done, but financing is not final. Showings may continue, and sellers sometimes favor backup offers that demonstrate strong preapproval and fast loan timelines.
- Scenario C — Contingent: sale-of-home. The first buyer must sell their home before closing. These can take longer, and sellers often accept backup offers to maintain options if the first sale stalls.
Next steps if you love a contingent home
- Confirm showing availability and schedule a tour if permitted.
- Ask the listing agent, through your agent, which contingencies remain and the relevant deadlines.
- Decide whether a backup offer makes sense based on your financing, timeline, and risk tolerance.
- Prepare terms that balance competitiveness with protection. Be clear about earnest money, contingencies, and response times.
- Clarify how you will be notified if your backup becomes primary and what timelines activate at that point.
- If anything in the contract mechanics is unclear, talk with a New Hampshire real estate attorney before you waive or alter key protections.
Work with a local guide
In a tight Upper Valley market, small details around status, timelines, and backup mechanics can be the difference between winning and missing out. You deserve a responsive local advisor who knows Enfield, tracks MLS changes in real time, and can structure offers that fit your goals.
If you are weighing a tour or a backup offer on a contingent listing, reach out to Carter Auch for clear, local guidance. Carter brings community roots, steady communication, and modern tools that keep you informed from first showing through closing.
FAQs
What does “contingent” mean in NH real estate?
- It means the seller accepted an offer, but one or more contingencies must be satisfied before the sale is firm.
What is the difference between contingent and pending?
- Contingent still has open contingencies, while pending indicates contingencies are removed and the deal is moving toward closing.
Can I tour a contingent home in Enfield?
- Often yes, if the seller allows showings under the listing’s instructions; your agent can confirm with the listing side.
Can I submit an offer on a contingent property?
- Yes, you can usually submit a backup offer unless the listing says the seller will not accept backups.
How long do contingency periods last in NH?
- Timelines are contract specific, such as 7 to 14 days for inspection or 21 to 45 days for financing, and can vary by agreement.
