You search for homes in Issaquah, see “Active,” “Contingent,” or “Pending,” and wonder what to do next. You are not alone. Status labels shape whether you can tour, write an offer, or wait it out, and small differences can change your strategy. In this guide, you will learn exactly what each NWMLS status means in King County and how to respond with confidence. Let’s dive in.
What NWMLS statuses mean
Active
“Active” means the home is being marketed and the seller is open to showings and offers. There may be showing rules or an offer review date in the remarks, so always check the instructions. In fast Issaquah submarkets, active homes can receive multiple offers quickly. If you are serious, prepare promptly with a strong, complete offer package.
Contingent
“Contingent” means the seller accepted an offer and the buyer still has one or more contingencies to resolve. Common ones include inspection, financing, appraisal, title review, or the sale of the buyer’s current home. Showings may continue and the seller may accept backup offers, but this is the seller’s choice and should be confirmed through the listing notes or the listing broker. If you love the home, consider a backup offer and be ready for timing to be uncertain.
Pending
“Pending” signals the deal is further along and usually no longer contingent. The path to closing is strong and most sellers stop showings. Sellers typically will not accept new offers at this stage. If you are watching closely, focus on similar active homes and monitor in case the status changes.
Back-Up
“Back-Up” means the seller has a primary contract and has also accepted at least one backup offer that would become primary if the first deal fails. Some sellers will allow showings for backup consideration. A backup can be smart in low-inventory moments, but the chance of becoming primary is uncertain, so plan your timelines carefully.
Showings and offers by status
- Active
- Showings: usually allowed. Follow the listing’s instructions.
- Offers: accepted. Watch for deadlines or review dates.
- Contingent
- Showings: may be allowed depending on seller instructions.
- Offers: backups may be invited. Confirm with the listing broker.
- Pending
- Showings: commonly paused.
- Offers: usually not considered unless the listing states backups are welcome.
- Back-Up
- Showings: sometimes allowed if seller permits.
- Offers: backups are considered to step in only if the primary terminates.
Buyer steps in Issaquah
- When you see Active
- Schedule a showing quickly and review disclosures as available.
- Submit a complete offer with pre-approval or proof of funds.
- Ask about any offer review date and plan accordingly.
- When you see Contingent
- Ask if showings and backups are allowed.
- If submitting a backup, set realistic timelines and clarify contingency periods you can honor.
- When you see Pending
- Assume low probability of displacement unless backups are explicitly allowed.
- Track similar active homes and watch for any status change.
- For any status
- Look at days on market, last update date, price changes, and agent remarks for context.
- Have your agent verify in writing whether new or backup offers are being accepted.
Seller steps in Issaquah
- Decide early whether you want to allow showings during contingencies and whether you will accept backup offers.
- Communicate your policy clearly in the listing remarks and to your listing broker so buyers know what to expect.
- Update the MLS promptly when contingencies are removed, the status changes, or if a contract ends.
- If you accept backup offers, understand the timing and obligations if the primary fails and consult your broker or attorney as needed.
Why sites show different statuses
Public portals map NWMLS data into their own labels, so you may see “Pending Continue to Show” or other variations. There can also be a short lag between when the broker updates the MLS and when a portal refreshes. This creates confusion, especially in a fast-moving Issaquah market. The most reliable path is to have your agent confirm directly with the listing broker whether showings are allowed and if the seller will consider new or backup offers.
Common contingencies in King County
You will often see these contingency types in our area:
- Inspection. Buyers review the property and may request repairs or credits within a set timeline.
- Financing. The buyer’s loan approval must be secured by a deadline.
- Appraisal. The property must appraise for the lender. This is especially important with FHA or VA loans.
- Sale of buyer’s home. The buyer needs to sell an existing home first.
- HOA and title review for condos. Buyers review governing documents and title.
Contingency removal typically requires a written notice within a deadline. Removing a contingency increases your obligation to close, so coordinate with your agent and lender before you waive or remove anything.
Verify status and next steps
NWMLS status is a helpful snapshot, but the purchase and sale agreement controls the actual rights and duties. If you need clarity on showings or offers, verify the status and seller’s instructions with the listing broker. For legal questions or competing contracts, work with your broker and, if needed, a real estate attorney.
Quick takeaways
- Active means the home is being marketed and the seller is accepting offers.
- Contingent means the seller accepted an offer and contingencies remain. Backups may be allowed.
- Pending means the deal is well along and usually off the market for new offers.
- Back-Up means a backup offer is accepted to step in if the primary fails.
- Public sites can show different labels or lag behind updates. Always confirm with your agent.
Ready to move in Issaquah?
If you want clear, timely guidance on showings, offers, and contract strategy, you are in the right place. As a local husband-and-wife team, we combine personal service with NWMLS technology to help you act with confidence across Issaquah and Greater Seattle. Reach out to schedule a consult, set alerts, or get a data‑driven valuation for your current home. Start with Spruce Home Group.
FAQs
What does “Active” mean on NWMLS in Issaquah?
- Active means the home is being marketed, showings are typically allowed, and the seller is open to offers. Check remarks for showing rules and any offer review date.
Can I tour a home marked “Contingent” in King County?
- Maybe. Some sellers allow showings and backup offers during contingencies. Have your agent confirm the seller’s instructions with the listing broker.
Does “Pending” mean the home is sold in Issaquah?
- Not necessarily. Pending means the deal is well along and no longer contingent in most cases, but closings can still fail. New offers are usually not considered.
What does “Back-Up” status mean for buyers?
- The seller accepted a primary offer and at least one backup. Your backup becomes primary only if the first deal terminates, so timing is uncertain.
Why do Zillow or other sites show a different status than my agent?
- Portals map NWMLS data differently and can lag on updates. Your agent can verify the current status and whether showings or backup offers are allowed.
