Did a Bothell listing you love just flip to Pending? That moment can feel like the door just closed. You want to know if you can still tour, whether a backup offer makes sense, and how long you should keep hope alive. You are not alone. Many buyers run into this at least once in King County.
In this guide, you’ll learn exactly what Pending means in our local NWMLS system, how it affects showings and offers, what a backup offer actually does, and the timelines you should expect. You will also get practical steps to stay ready and competitive in Bothell’s fast-moving market. Let’s dive in.
What Pending means in Bothell
In the Northwest Multiple Listing Service (NWMLS), status changes communicate where a sale is in the process. The label you see affects your access and strategy. In Bothell, sellers and agents rely on these statuses to manage showings, offers, and closing tasks.
Quick status glossary
- Active: The listing is available for showings. The seller is generally open to offers and may host open houses.
- Active with Contingency: The seller has accepted an offer that is subject to one or more contingencies, such as inspection or financing. Showings may continue if the seller allows them, and backup offers are often considered.
- Pending: The seller and buyer have a ratified contract. Often, key contingencies have been removed or the seller has chosen to stop showings and new offers. Most listings stop routine tours at this stage.
- Pending Release (or Pending — may accept backup): The seller has an accepted offer but may entertain backup offers until a contingency is removed or a set release date passes.
- Off-Market statuses (Temporarily Off Market, Withdrawn, Hold, Cancelled, Closed): These indicate the property is not being actively shown or it has already closed.
The exact label wording can vary, and listing agents may add comments to clarify whether showings or backups are allowed. Always have your agent review MLS remarks and reach out to the listing agent for current instructions.
How Pending affects showings
Once a listing goes Pending in Bothell, most sellers stop showings and open houses to focus on closing tasks with the buyer. It is common for buyer agents to assume that in-person tours are not allowed at this stage unless the listing agent gives written permission.
If you feel strongly about seeing a Pending home, ask your agent to contact the listing agent. Be prepared for a no. Some sellers will allow a limited showing only if they are accepting backup offers or if a contingency is still open, but most prefer to pause tours while the contract moves forward.
Offers and backup offers
Your offer options depend on the status:
- Active: Write your best offer quickly. Competitive situations are common in hotter periods.
- Active with Contingency: Ask if showings continue and whether backup offers are welcome. Some sellers remain open to backups while a key contingency is pending.
- Pending: You usually cannot become the primary buyer right away. If the listing allows it, you can submit a backup offer so you are next in line if the current contract fails.
How backup offers work
A backup offer is a fully written offer that becomes primary only if the current contract is terminated. In King County, this is a common strategy when you love a home that just went Pending.
To improve your position:
- Include a strong pre-approval from a lender who works in King County.
- Attach proof of funds for earnest money and closing.
- Keep your terms clear and timelines realistic. Your contingency removal dates should be easy to follow.
There is no guarantee the primary deal will fail. Stay active in your search while your backup sits in place.
Contingencies you will see
Contingencies give structure to the buyer’s obligations and rights. You will often encounter:
- Inspection contingency: You have a set period to inspect and either accept, negotiate, or cancel based on the findings. Many sellers limit new showings until this is resolved.
- Financing contingency: Your loan must be approved by a deadline. If funding fails within the terms, you can usually cancel unless you waived this protection.
- Appraisal contingency: The property must appraise at or above your loan amount. If it comes in low, you may negotiate, bring in cash, or cancel per the contract.
- Sale-of-home contingency: Your purchase depends on selling your current home. These are less common in competitive moments and can weaken your position.
What “contingency removal” signals
When you remove contingencies in writing, the contract becomes more secure. Many sellers switch to Pending after major contingencies, such as inspection and financing, are resolved, or they choose to stop showings regardless. Either way, Pending usually means the deal is moving toward closing.
Timeline expectations in Bothell
Every contract is unique, but here is a general rhythm you might see:
- Inspection period: Often within about a week of mutual acceptance.
- Financing and underwriting: Commonly 2 to 4 weeks, depending on the lender and your file.
- Closing: After contingencies are cleared and underwriting finishes, closing usually follows on the negotiated date. Recording and key handoff occur per the contract and county procedures.
Your exact dates will be set in the Purchase and Sale Agreement. Work closely with your agent and lender to keep deadlines on track.
Tracking status changes in real time
Listing status can shift quickly. Here is how to stay current:
- Lean on your agent’s NWMLS access: Your agent’s MLS view is the most accurate and timely source. They can also read listing remarks and call the listing agent to verify details.
- Use your brokerage’s client portal: These tools often send instant alerts tied to NWMLS updates, which helps you react to changes fast.
- Treat public home search sites as secondary: These platforms can lag hours or even days. For urgent decisions, do not rely on them.
- Ask for direct confirmation: If a property flips to Pending while you are drafting terms, have your agent contact the listing agent immediately to confirm the seller’s plan for showings or backups.
What to do at each stage
Use these steps to keep your options open and your offer competitive in Bothell.
Before you tour or write
- Get a full pre-approval from a lender experienced in King County.
- Decide your comfort level on inspection, financing, and appraisal contingencies.
- Prepare proof of funds for earnest money and closing costs.
When the home is Active
- Tour quickly. Coordinate with your agent for the earliest possible showing.
- If multiple offers are likely, submit clean terms, clear timelines, and complete paperwork.
When the home is Active with Contingency
- Ask whether showings continue. Follow the listing instructions exactly.
- Clarify if the seller is accepting backup offers. If yes, prepare a clear and well-documented backup.
When the home flips to Pending
- Assume showings stop unless the listing agent says otherwise.
- If you want to stay in play, submit a backup offer with strong documentation and straightforward timelines.
- Keep your lender engaged. If you move into primary, you will want to accelerate underwriting.
If your backup is accepted
- Understand your obligations. Know the deadlines for moving into primary, delivering earnest money, and removing contingencies.
- Keep shopping. There is no guarantee the primary deal will fall through.
Local tips for Bothell buyers
- Focus on the King County side: Bothell spans King and Snohomish counties. Confirm the county for each property, since county-specific procedures matter for title, taxes, and recording.
- Choose local pros: Lenders, inspectors, and title teams who work in King County regularly can help avoid delays during contingency periods.
- Expect some showing rules: Some sellers still use tighter limits on showings. Read the listing’s instructions and plan ahead for appointment windows.
- Adjust to market tempo: In competitive stretches, homes can move quickly from Active to Pending. In slower periods, you may see more Active and Contingent listings available for tours.
Smart communication that helps you win
Strong communication with your agent can keep you in position even when a favorite home goes Pending. Here are simple scripts and checkpoints you can use:
- Ask for clarity early: “Can you confirm whether the seller is allowing showings or backup offers while Pending?”
- Show readiness: “We have full pre-approval and proof of funds ready. If the seller accepts backups, we can submit a clean offer today.”
- Request timely updates: “If any contingency issues arise with the primary buyer, please keep us in mind. We are flexible on timing.”
These small touches help the listing agent remember you as the most prepared and cooperative alternative.
Bottom line for Bothell homebuyers
Pending usually means showings pause and the sale is moving toward closing. Still, you have options. If the listing allows backups, a clear, well-documented backup offer can put you first in line if the current deal falls through. Stay pre-approved, keep your paperwork current, and let your agent monitor the MLS so you can move fast.
If you are navigating Bothell’s King County market and want a calm, strategic partner, connect with Chris Watkins for local guidance tailored to your goals.
FAQs
What does Pending mean in Bothell’s NWMLS?
- It signals a ratified contract that is moving toward closing, often after major contingencies are removed or when the seller stops showings and new offers.
Can I tour a Bothell home once it is Pending?
- Usually no. Most sellers stop showings at Pending. Your agent can ask the listing agent, but many sellers decline tours at this stage.
Can I submit a backup offer on a Pending listing?
- Often yes, if the seller is accepting backups. A backup must be fully written and will become primary only if the current contract terminates.
What is the difference between Contingent and Pending?
- Contingent means the seller accepted an offer with conditions still in place. Pending means the sale is further along and the seller typically pauses new showings and offers.
How long from Pending to closing in King County?
- Timelines vary by contract and lender, but many transactions proceed from contingency removal to closing over a few weeks.
How should I track Bothell listing status changes?
- Rely on your agent’s NWMLS access and client portal alerts. Public home search sites can lag behind MLS updates, especially during busy periods.
