Are you seeing “Contingent,” “Active Under Contract,” or “Pending” on Ontario listings and wondering what you can actually do next? You are not alone. These MLS labels guide what happens with showings, offers, and backup bids, and they matter when you are trying to move quickly in San Bernardino County. In this guide, you will learn what each status means locally, how they fit into a typical escrow timeline, and the right moves to make as a buyer or seller. Let’s dive in.
Quick definitions you can trust
Active
A listing is being marketed, showings are usually allowed, and the seller is inviting offers. In Ontario and much of San Bernardino County, sellers may review offers as they come in or on a stated deadline.
Contingent / Active Under Contract (AUC)
The seller accepted an offer, and escrow is open, but one or more buyer contingencies are still in place. Examples include inspection, appraisal, loan approval, or the buyer’s home sale. Many sellers continue limited showings and will accept backup offers while contingencies remain.
Pending
The deal is further along. Key contingencies are often removed, escrow is underway, and the parties are moving toward closing. Showings usually pause at this stage. Some sellers still accept backup offers, but it is less common.
Under Contract
This is a general phrase that can refer to either Contingent/AUC or Pending, depending on how the local MLS displays it. Always confirm what it means on a specific listing.
Sold/Closed
Escrow has closed and the deed has recorded with the county. At that point, the transfer is final.
How the process works in Ontario, CA
Here is the common flow from offer to close in our area:
- Active listing, then offers are reviewed by the seller.
- Offer accepted and escrow opens with an earnest money deposit.
- Listing is set to Active Under Contract or Contingent while the buyer works through contingencies.
- After key contingency removals, the status typically moves to Pending.
- Escrow wraps up title work, HOA or disclosure review, and lender conditions, then closes.
- The county records the deed and the status changes to Sold/Closed.
Typical financed escrows in Southern California run about 30 to 45 days. All‑cash or highly prepared buyers can sometimes close faster.
Contingent vs. Pending: what it means for buyers
Touring access
- Contingent/AUC: Showings may continue, but it depends on the seller’s instructions. Your agent should check the MLS remarks and confirm with the listing agent.
- Pending: Showings often stop, though exceptions exist. Ask if the seller is still allowing limited access.
Offers and backup bids
- Contingent/AUC: Many sellers will accept backup offers. This is common while inspection, appraisal, or loan contingencies are open.
- Pending: Some sellers accept backups, but it is less common once contingencies are removed.
Smart buyer moves
- Get fully pre‑approved and have proof of funds ready.
- If you love a Contingent/AUC home, consider submitting a clean backup offer with strong terms and reasonable, possibly shortened, contingency timelines.
- If a home is Pending and not accepting backups, keep searching and be ready to move quickly when a similar home hits the market.
What it means for sellers
Showings and marketing
- Contingent/AUC: Many sellers keep limited marketing or showings to line up a backup offer. This helps if the primary buyer cancels.
- Pending: Most sellers pause showings, though some may still accept backups for extra protection.
Managing risk
- Buyer contingencies create the chance of cancellation. Clear deadlines, steady communication with the buyer’s agent, and backup offers can reduce the time it takes to relist or move to a new buyer.
Common contingencies that drive status changes
- Inspection: Buyers complete inspections and may request repairs or credits. If unresolved, the buyer can cancel within the agreed timeline.
- Loan/financing: If the buyer cannot secure financing within the period, the deal may cancel.
- Appraisal: If value comes in low, the parties must renegotiate. This can keep a listing in Contingent/AUC until resolved.
- Title and HOA documents: Buyers in California review disclosures and HOA documents during contingency periods.
- Buyer home sale: A sale contingency can extend timelines and raises risk for the seller, which is why many sellers prefer offers without it.
How to verify the real status
MLS labels help, but they are not absolute rules. Practices can vary by brokerage or portal. To know if you can tour or submit a backup offer, take these steps:
- Ask your agent to confirm with the listing agent.
- Read the MLS remarks and showing instructions for that property.
- Remember that consumer portals may lag behind the MLS or simplify the status.
Backup offers in Ontario: how to write one
Backup offers are straightforward and can be powerful when you want a specific home.
- Submit a full written offer labeled as a backup through your agent.
- Include your lender pre‑approval and proof of funds.
- Consider tightening contingency timelines if they fit your risk tolerance.
- Stay responsive. If the primary buyer cancels, you may become the new primary quickly.
Timing and what to expect in escrow
Most financed deals in our region close in about 30 to 45 days. Inspection windows often run 5 to 17 days, and many loan or appraisal contingencies resolve within 17 to 21 days, depending on the lender and contract. Once contingencies are removed, the file often moves to Pending while title, final lender conditions, and signing are completed.
When a Pending sale can still change
It is less common, but a Pending sale can occasionally fall out of escrow if a final lender condition fails or a late hurdle arises. Sellers sometimes keep a backup offer in place to reduce downtime if that occurs. Buyers should not assume a Pending sale will fall through, but if you are serious about a home, asking about backups can keep you in the conversation.
Key takeaways
- Contingent/Active Under Contract means an accepted offer exists and contingencies remain. Showings and backups are often still possible.
- Pending usually means contingencies are removed and the deal is nearing close. Backups are less common but sometimes allowed.
- The best source for what you can do today is the listing agent’s instructions, not a portal label.
- Prepared buyers with strong financing and clear timelines win more often, including as backups. Sellers protect their timeline by using clear contingency deadlines and considering backup offers.
Ready for local guidance that puts clarity first? Reach out to Cornerstone’s family-led team for a calm, well-managed path to your next move in Ontario and the western Inland Empire. Get in touch with Cornerstone Realty Group for a free home valuation and personalized plan.
FAQs
If a home is contingent in Ontario, can I tour it?
- Maybe. Many Contingent or Active Under Contract listings still allow showings, but it depends on seller instructions. Have your agent confirm with the listing agent.
Should I submit an offer if the listing is pending?
- Often it is not productive. Some sellers accept backup offers while Pending, but your agent should confirm whether backups are being considered.
What is the difference between under contract and pending?
- Under contract is a general term. Locally it may refer to Contingent/AUC when contingencies remain or to Pending when they are removed. Ask the listing agent what applies.
How do I make a backup offer in Ontario?
- Submit a full written offer marked as a backup, include pre‑approval and proof of funds, and consider shorter contingency periods if they fit your comfort level.
How long until a contingent sale becomes final?
- It depends on the contract and financing, but many Southern California escrows run about 30 to 45 days. Some contingencies resolve within days while others take weeks.
Does pending mean the sale has recorded with the county?
- No. Pending means the deal is moving toward close. A sale is final when escrow closes and the deed records with the county recorder.
Can a seller accept a backup offer while contingent?
- Yes. Accepting backup offers while contingencies are open is common and helps reduce downtime if the first buyer cancels.
