Are you tracking a Mission Hills home and suddenly see “Contingent” or “Pending” next to the listing? You are not alone. In a fast-moving neighborhood like Mission Hills, small status changes can mean big differences in your options. In this guide, you will learn exactly what each status means, what you can do at every stage, and how to position yourself to win. Let’s dive in.
Key status definitions in Mission Hills
Before you act, get clear on what each status typically means in San Diego and how sellers use it.
Active
The property is fully on the market and available for showings and offers. In Mission Hills, well-presented homes can receive multiple offers quickly.
- What to expect: Full showings per instructions, normal offer submission, and fast competition on standout listings.
Active Under Contract (AUC)
The seller accepted an offer but is still marketing the property because contingencies remain. In San Diego, AUC often signals the seller is open to backup offers while the primary buyer works through inspections, appraisal, and financing.
- What to expect: Showings are often allowed by appointment. Sellers may consider backup offers. Negotiability depends on the strength and timeline of the primary contract.
Contingent
An offer is accepted and the sale depends on contingencies being satisfied. Some San Diego listings use “Contingent” interchangeably with AUC, and some reserve it for certain contingency types.
- What to expect: Showings may continue. Backup offers are common. Seller flexibility varies with how likely the contingencies are to clear.
Pending
The accepted offer has cleared major contingencies and is moving toward closing. In San Diego, Pending usually means the home is effectively off market.
- What to expect: Showings usually stop. Sellers rarely consider new offers except formal backup offers that sit in second position.
Backup Offer
A seller can accept a backup offer that only takes effect if the primary contract cancels.
- What to expect: You hold a place in line with limited leverage. If the primary closes, your offer never activates.
Showings, offers, and leverage
Knowing what you can do at each stage helps you move confidently.
Showings
- Active: Showings are typically allowed as instructed in the listing.
- Active Under Contract or Contingent: Showings are often allowed but more limited. Some sellers keep the home showable to encourage backup offers.
- Pending: Showings usually stop except for appraisal or lender-required access. Any other showings are by seller permission only.
Always have your agent confirm current showing instructions with the listing agent. Status alone does not guarantee access.
Submitting offers
- Active: Submit a complete offer package with a strong pre-approval and clean terms.
- Active Under Contract or Contingent: You can submit a backup offer. Clearly label it “Back-up Offer,” and specify timing and contingency terms.
- Pending: You can still submit a formal backup offer if you want to be next in line.
If you are writing a backup offer, consider stronger terms only if the risk fits your situation. Discuss deposit size, contingency lengths, and flexibility with your agent and lender.
Negotiability
- Most negotiation room exists when a listing is Active.
- There is moderate flexibility during AUC or Contingent stages, depending on the seller’s confidence that the primary buyer will close.
- Negotiability is low once a home is Pending because the primary buyer has contractual rights.
Timing and risk
Every contingency has a timeline, such as inspection windows, appraisal deadlines, and loan milestones. Sellers monitor these dates to gauge the primary buyer’s strength. Backup offers are low-risk for sellers and lower-probability for buyers, so plan your strategy with that in mind.
Mission Hills playbook: real scenarios
These examples reflect common patterns in Mission Hills and how you can respond.
Scenario A: Hot Craftsman listed Active
A well-priced Craftsman hits the market. The seller expects multiple offers by Monday.
- Your move: Schedule a same-day showing. Submit a complete offer with a strong pre-approval and proof of funds.
- Strengthen your terms: Consider a larger earnest money deposit or a clear escalation strategy after reviewing neighborhood comps with your agent.
- If you miss out: Watch for a status shift to Active Under Contract or Pending and be ready with a backup offer.
Scenario B: AUC with an appraisal contingency
The seller accepts an offer but keeps the home AUC while the buyer completes appraisal and financing.
- Your move: Submit a clearly labeled backup offer.
- Compete smartly: Shorten contingency periods you can realistically meet and consider a larger deposit.
- Stay flexible: Keep your financing updated so you can move quickly if you are elevated to primary.
Scenario C: Listing moves to Pending
The primary buyer removes inspection and loan contingencies and the listing goes Pending.
- Your move: Expect minimal leverage. Submit a backup offer only if you want to be next in line.
- Time management: Keep searching and set alerts for similar homes while your backup sits.
Scenario D: Appraisal falls short and the backup activates
The primary deal cancels after a failed appraisal. The seller activates the accepted backup offer.
- Your move: Be prepared to open escrow quickly. Reconfirm your financing and inspection timelines.
- Execution: Coordinate with your agent to restart the escrow timeline and meet all deadlines.
Buyer checklist for hot Mission Hills homes
- Verify status in the MLS and read public remarks. Your agent can also review private remarks for showing and offer instructions.
- Have your agent call the listing agent to confirm:
- Are showings allowed right now?
- Is the seller accepting backup offers or only noting interest?
- Are there submission instructions or deadlines?
- If showings are permitted, go as soon as possible. Same-day showings are common in Mission Hills.
- Prepare a clean offer package:
- Lender pre-approval letter, not just a pre-qualification.
- Proof of funds for down payment and earnest money.
- Clear, realistic contingency timelines.
- If a listing is AUC or Contingent:
- Decide if you want to submit a backup offer and label it “Back-up Offer.”
- Consider stronger terms only after discussing risk and feasibility with your agent.
- If a listing is Pending:
- Keep expectations realistic. Submit a backup offer if you want the position and continue touring new options.
- Set alerts and have your agent monitor status changes closely. Be ready to act if a deal falls apart.
How to decide your next move
When a Mission Hills listing shifts from Active to Contingent or AUC, ask three questions:
- How solid does the primary offer appear? If contingencies are early in the timeline, a backup may be worthwhile.
- Can you offer stronger yet safe terms? Only shorten timelines you can meet and only if your lender supports them.
- What is your opportunity cost? If inventory is tight in your price range, a backup slot might be your best path into the neighborhood.
Always verify the current status, showing policy, and offer instructions with the listing agent through your agent. Practices vary by property and agent.
Final thoughts
In Mission Hills, “Contingent” or “Active Under Contract” usually means the door is not fully closed. You may still tour and submit a backup offer, depending on the seller’s instructions. “Pending” typically means the home is off the market, with backup offers accepted only as second position. With a clear plan and timely execution, you can stay in the game without overextending your risk.
Ready to talk strategy for a specific Mission Hills home or set up alerts tailored to you? Schedule a free consultation with Gabriela Santiago. Se habla español.
FAQs
For Mission Hills listings labeled Contingent, can you still make an offer?
- Yes. Many Contingent or Active Under Contract listings accept clearly labeled backup offers. Have your agent confirm with the listing agent.
If a Mission Hills home is Pending, do you still have a chance?
- Your best option is a formal backup offer. The primary buyer has rights unless the contract cancels.
In San Diego, what does Active Under Contract actually mean?
- The seller accepted an offer but is still marketing the home while contingencies remain. Showings and backup offers are often allowed, subject to instructions.
Will Mission Hills sellers share details of the accepted offer?
- Do not expect full disclosure. Listing agents may share limited high-level information while honoring confidentiality requirements.
Should you waive contingencies or use an escalation clause to compete?
- These can strengthen an offer but add risk. Discuss with your agent and lender so your terms remain safe and achievable.
