Ever click on a Somerville listing you love and see “Contingent,” then wonder if you still have a shot? You are not alone. In a fast-moving market, status labels can feel like a secret code. This guide breaks down what “contingent” means in Massachusetts, how it plays out in Somerville, and what you can do next as a buyer or seller. Let’s dive in.
Quick guide to MLS statuses
- Active: For sale and open to showings and offers.
- Contingent: Seller accepted an offer with conditions that must be met before closing. Some listings continue to allow showings; others do not.
- Under Agreement / Under Agreement - No Showings: A signed agreement exists and the seller has requested no more showings. Back-up offers may or may not be considered.
- Pending: Contract with no remaining standard contingencies and moving toward closing, with showings and new offers typically not accepted.
- Sold/Closed: Ownership has transferred.
Note: Different sites label statuses differently. MLS PIN is the primary MLS in Greater Boston, but feeds vary across portals. Always read agent remarks and confirm with your agent what showings or back-up offers are allowed.
What “contingent” means in Somerville
When a Somerville listing is marked contingent, the seller has accepted an offer, but the buyer’s duty to close still depends on specific contract contingencies. While those are open, the buyer can inspect, seek financing, and in some cases cancel and recover the deposit if a contingency is not satisfied per the contract.
Common contingency types
- Home inspection: Time to inspect and either accept, renegotiate, or cancel.
- Financing/loan: Time to secure a loan commitment from a lender.
- Appraisal: Price must appraise at or above the agreed amount, or parties may renegotiate.
- Sale-of-home: Buyer must sell another property first. Less common in competitive Somerville scenarios.
- Title or survey: Rare, but possible in specific cases.
Contingent sub-statuses you may see
- Contingent: Continue to Show: Seller will keep showing and may accept back-up offers.
- Contingent: No Showings: Seller pauses public showings, but may still consider back-up offers on paper.
- Contingent: Inspection/Financing/Appraisal: Notes which contingency is outstanding.
Timelines while a listing is contingent
Every contract sets its own dates, but typical Massachusetts ranges are:
- Inspection period: Often 5 to 10 business days after offer acceptance.
- Financing/loan commitment: Commonly 21 to 45 days, with 30 days a frequent target for conventional loans.
- Appraisal: Often returns 7 to 14 days after ordering, depending on lender capacity.
- Closing: Many transactions close 30 to 45 days from acceptance once contingencies clear.
In Somerville’s competitive environment, sellers often favor shorter timelines or fewer contingencies. Some buyers choose to shorten inspection windows or structure offers to stand out.
What to do as a buyer
If the home is Active
- Tour quickly and submit your strongest, cleanest offer.
- Have a current pre-approval ready and know your walk-away terms.
If it is Contingent: Continue to Show
- Schedule a showing if permitted. Ask your agent to confirm access rules.
- Consider a back-up offer. It becomes primary only if the first contract ends.
- If you are the primary buyer, move fast on inspections, appraisal, and lender communication. Meet all deadlines in writing.
If it is Contingent: No Showings
- You may not be able to tour, but you can still submit a written back-up offer.
- If you are under contract, proceed with private inspections and lender steps. Keep to the contract timeline.
If it is Under Agreement or Pending
- Showings are usually paused. Ask your agent if back-up offers are accepted.
- If you are the buyer under contract, stay close to your lender and attorney to deliver documents and clear conditions.
What to do as a seller
- Decide early whether you will keep showing the property after accepting a contingent offer.
- If you continue to show, clearly state “Contingent: Continue to Show” in remarks and outline how to submit back-up offers.
- If you prefer no showings, use “Under Agreement - No Showings” or “Contingent: No Showings” to set expectations.
- Work with your agent, lender, and attorney early on title and loan items to lower the risk of delays.
Back-up offers in Somerville
Back-up offers can be powerful in a tight market.
- Why submit one: If the primary deal falls through due to inspection, financing, or appraisal, you can step in without starting from scratch.
- How it works: You sign a back-up offer that becomes active only if the first contract terminates per its terms.
- Deposit handling: Earnest money is typically held in escrow per the agreement that becomes primary. Your agent will guide the process.
Somerville scenarios you might encounter
- Inspection-focused contingent: A buyer gets 7 days for inspections while the seller continues to show. If significant issues arise and the buyer cancels in time, a back-up offer can move to primary.
- Financing-focused contingent: A buyer has 30 days for loan commitment. If the appraisal is low and parties cannot bridge the gap, the buyer may cancel per contract terms.
- Under Agreement with no showings: A buyer waives major contingencies and the seller stops showings. The deal advances through lender conditions toward closing.
How to read statuses across sites
MLS PIN is the core source for Greater Boston, including Somerville. Portals and brokerage sites can label the same status in slightly different ways. To avoid confusion, read the agent remarks and have your agent confirm whether showings or back-up offers are allowed on that specific property.
Final thoughts and local next steps
Contingent is not the end of the road, and in Somerville it can even be a second chance. Whether you are buying or selling, clarity on timelines, paperwork, and showing policies will help you move with confidence. If you want help crafting a competitive offer, preparing a smart back-up, or setting the right showing plan after acceptance, our team can guide you from first tour to closing.
Ready to take the next step? Reach out to The Boston Home Team for calm, hands-on guidance and a clear plan tailored to Somerville.
FAQs
In Somerville, can you tour a home marked “Contingent”?
- Sometimes. If remarks say “Continue to Show,” you can usually tour. If they say “No Showings,” or the listing is Under Agreement or Pending, tours are typically paused. Always confirm with the listing agent.
How long does the contingent period usually last in Massachusetts?
- Inspection is often 5 to 10 business days, loan commitment 21 to 45 days, and many closings occur 30 to 45 days from acceptance. Your signed contract sets the actual dates.
What is the difference between Pending and Contingent?
- Contingent means the deal still has conditions like inspection, financing, or appraisal. Pending usually means those have cleared and the transaction is moving toward closing.
Are back-up offers worth it in a competitive Somerville market?
- Yes. If the first contract falls through, a well-prepared back-up offer can become primary quickly without restarting marketing.
Who decides if showings continue after an offer is accepted?
- The seller decides in consultation with the listing agent, and the policy should appear in the MLS remarks. Your agent can confirm the current approach for any property.
