Active Listings in Real Estate

What "Active" means: The property is fully available and actively being marketed to potential buyers. No purchase agreement is in place, and the seller is accepting offers.

• For home buyers: You can schedule a showing and submit an offer without any restrictions. This is the ideal time to act if you're interested in the property.
• For home sellers: Your home is open to all buyers with no contractual restrictions. You can accept any qualifying offer.

Active with Contingencies: What It Means

What this status means: The seller has accepted an offer, but the real estate sale depends on one or more contingencies being met. Common contingencies in Northern Michigan real estate include home inspections, financing approval, appraisal results, or the buyer selling their current property.

• For buyers: In many cases, backup offers may still be accepted. This listing status signals progress—but not a guaranteed closing. Don't skip these homes when house hunting.
• For sellers: You're under contract, but the deal isn't final yet. Timelines and conditions still matter, and the sale could fall through.

Active with 24-Hour, 48-Hour, or 72-Hour Contingency

Understanding time-based contingencies: The seller has accepted an offer that is typically contingent on the buyer selling their current home first. However, the seller retains the right to continue marketing the property and accepting other offers.

If another acceptable offer comes in, the original buyer has 24, 48, or 72 hours (depending on the purchase agreement) to remove their home sale contingency or step aside. This is sometimes called a "kick-out clause" or "right of first refusal."

• For buyers in Northern Michigan: This is a genuine opportunity. These listings are often overlooked by other buyers, but they can be a real opening—especially if you're pre-approved for financing and ready to move quickly.
• For sellers: This contingency allows flexibility while still moving toward a sale. You're not taking the home completely off the market.

Pending vs Under Contract: Key Differences

What "Pending" means in real estate: All major contingencies have been satisfied or removed. The real estate transaction is actively moving toward closing, and both parties are working on final details like final walkthrough, title work, and closing documents.

• For buyers: Generally, new offers are no longer being accepted on pending properties—but deals can still fall apart due to last-minute financing issues or problems discovered during the final walkthrough.
• For sellers: You're close to the finish line, but the sale is not officially closed yet. Stay in communication with your real estate agent until closing day.

What Does "Under Contract" Actually Mean?

The broad definition: "Under Contract" is often used as a broad umbrella term in real estate listings. It simply indicates that a purchase offer has been accepted—but the specific stage of the real estate transaction depends entirely on whether contingencies remain.

Important note for buyers and sellers: Two homes listed as "Under Contract" in the Lewiston or Northern Michigan area can be in very different positions. One might be days from closing (similar to Pending), while another might still be working through inspection negotiations or buyer financing approval. That's why understanding the finer details matters when you're buying or selling a home.

Working with Real Estate Professionals in Northern Michigan

Understanding listing statuses is just one part of successful home buying or selling. When you work with experienced local real estate agents who know the Lewiston and Northern Michigan markets, you gain insider knowledge about which "Under Contract" properties might still be opportunities and when to act fast on "Active" listings.

Local expertise matters because real estate practices can vary by region. What's standard in Northern Michigan might differ from practices in other markets. Your real estate agent should guide you through each status change and help you make informed decisions.