You found a Dallas home you love, but the status reads contingent or pending. Wondering if you can still tour it or make an offer? You are not alone. These MLS labels can feel confusing in a fast-moving market. In this guide, you will learn the plain-English difference, what each status means for showings and backup offers, how the Texas option period fits in, and what to do next as a buyer or seller in Dallas County. Let’s dive in.
Contingent vs. pending, in Dallas terms
When you see a status, think about where the contract sits on the path to closing. The exact substatus labels in the MetroTex/NTREIS MLS can vary by listing, but the core idea stays the same.
What “contingent” means
A contingent home has an accepted offer, and one or more contract conditions still need to be satisfied or waived. Common items at this stage include the option period, financing, appraisal, title review, or a buyer’s home-sale contingency. The property is under contract, but the buyer may still have rights to cancel if those conditions are not met. Depending on the MLS substatus and seller instructions, the home may continue to be shown and the seller may accept backup offers.
What “pending” means
A pending home has moved past the major contingencies that allowed an easy termination. The option period likely expired or was waived, financing and appraisal are on track, and title objections are addressed or waived. The parties are working toward closing, and public showings often stop. Some MLS systems allow a pending substatus that continues to show, but many sellers pause showings at this point.
The Texas option period explained
Texas contracts often include an option period that gives the buyer a short, negotiated window to terminate for any reason in exchange for an option fee. This is a key reason many Dallas homes show as contingent right after going under contract. During this time, you will typically schedule inspections, review documents, and negotiate repairs.
If you want to see the source, the option period appears in the TREC One to Four Family Residential Contract. You can review the current contract on the TREC site under the One to Four Family Residential Contract page. See the TREC forms catalog for the latest promulgated forms and addenda.
- Review the TREC One to Four Family Residential Contract (Resale) for option period mechanics: TREC One to Four Family Residential Contract
- Browse current TREC forms and addenda: TREC Forms Catalog
Common contingencies used in Dallas
Contingencies protect one or both parties and set the steps needed before a deal moves to pending.
Inspection and option period
The option period is a negotiated number of days when you can terminate for any reason. In Dallas, option periods often range from about 3 to 10 days, depending on market conditions. You will usually pay a non-refundable option fee to the seller, and you will schedule inspections immediately to stay on track.
Financing approval
If you are getting a mortgage, your contract likely includes financing protections. Until your lender issues a loan commitment under the timeline in the contract, the sale may remain contingent. Clear communication with your lender helps prevent delays and keeps your file moving toward pending.
Appraisal contingency
Most lenders base loan amounts on the appraised value. If the appraisal comes in lower than the contract price, you and the seller may need to renegotiate price, add appraisal gap coverage, or consider termination if allowed by the contract. Once appraisal is satisfactory or resolved, this contingency typically falls away.
Title and survey review
The title company issues a title commitment that can reveal liens, easements, or other exceptions. Some items must be cleared before closing, while others can be accepted or waived. Title and survey issues can keep a file contingent until they are cured or waived.
Sale of buyer’s current home
Some buyers need to sell their current home before they can close. In a competitive Dallas market, sellers may be cautious with this contingency or prefer to accept a backup offer instead. If accepted, it will include strict timelines to keep the deal moving.
HOA documents and approvals
If the home sits in a homeowners association, you may need time to review governing documents, fees, and restrictions. The timing for review and any required approvals can be part of the contingency period.
Showings and backup offers: what to expect
MLS substatuses tell you whether a listed home will continue to be shown or whether backup offers are welcome. The listing broker selects these settings with the seller’s direction, so always confirm with the listing agent.
Can you tour a contingent home?
Sometimes you can, sometimes you cannot. Many Dallas listings marked contingent still allow showings and backup offers during the option or financing window. Others pause showings to focus on inspections and repairs. Ask your agent to check the substatus and call the listing agent to confirm.
Should you write a backup offer?
A backup offer can be smart if the home is a great fit and you are ready to move fast. A signed backup contract becomes primary only if the first contract terminates under its terms. If you pursue this path, keep your lender, inspector, and title company ready so you can accelerate when needed.
Timelines from offer to pending to closing
Every deal is different, but here are typical Dallas ranges so you know what to expect:
- Option period and inspections: often 3 to 10 days, negotiated in the contract.
- Appraisal scheduling and report: about 7 to 14 days after it is ordered, depending on lender and availability.
- Loan approval and final commitment: often 21 to 45 days, depending on loan type and documentation.
- Title curative work: a few days to several weeks, based on the issue.
- Closing date: commonly 30 to 60 days from the effective date, but timing varies by financing and negotiations.
Milestones that usually move a file from contingent to pending include expiration or waiver of the option period, receipt of a lender commitment, a satisfactory appraisal or agreed resolution, and cleared title objections.
Buyer tips for Dallas County
Ask early about showings and backup offers. If a home is contingent, your agent can confirm whether tours are allowed and whether the seller will entertain backup contracts.
Use the option period well. Schedule inspections day one, review HOA documents quickly, and coordinate with your lender on appraisal timing.
Get fully pre-approved. A strong underwriting review speeds up financing and strengthens both primary and backup offers.
Communicate often. Quick responses to lender and title requests can shave days off your timeline.
Seller tips for Dallas County
- Decide on showings during contingency. Allowing showings and backup offers can provide a safety net, but it may create extra scheduling and communication.
- Right-size the option period. Shorter periods create more certainty but must still give buyers enough time for inspections.
- Document repairs and timelines. Clear records help avoid earnest money disputes and keep closing on track.
- Set expectations with your agent. Clarify whether and how you want backup offers handled before the listing goes live.
What can still derail a pending deal
Pending reduces risk, but it is not a guarantee of closing. Lender underwriting can uncover income or asset issues, or last-minute title or survey problems can surface. Buyers may have trouble bringing final funds, or agreed repairs might not be completed or documented in time. Stay engaged with your agent, lender, and title company through funding.
Your next best step
Whether you are eyeing a contingent listing or preparing to go pending on your sale, a steady guide makes all the difference. If you want clear timelines, tight coordination with lenders and title, and a relationship-first approach, we are here to help. Connect with Melvin Li’ah for your free home valuation and financing consult, and move forward with confidence.
FAQs
What does “contingent” mean on a Dallas listing?
- It means the seller accepted an offer, but one or more contract conditions remain, such as the option period, financing, appraisal, title review, or a home-sale contingency.
Does “pending” mean a Dallas home is sold?
- No, pending means major contingencies are likely satisfied and the parties expect to close, but issues like financing or title can still cause a deal to fall through.
Can I tour a Dallas home that shows contingent?
- Sometimes; it depends on the MLS substatus and the seller’s instructions, so ask your agent to confirm with the listing broker about showings and backup offers.
What is the Texas option period in a home purchase?
- It is a short, negotiated window in the TREC contract during which a buyer can terminate for any reason in exchange for an option fee, commonly used for inspections and negotiations.
How long to move from contingent to pending in Dallas?
- Many transactions move in about 1 to 4 weeks, depending on the option period, appraisal timing, financing approval, and title resolution.
Should I submit a backup offer on a Dallas home?
- Yes, if you love the home and can move fast; a signed backup becomes primary if the first contract terminates under its terms, so have lender and inspections ready.
