--- title: "Pending vs contingent on neighborhood market pages" description: "Explain pending and contingent listings on your website. Separate active inventory, contracts, and closed sales, give buyers and sellers an inquiry path." canonical: "https://scalewithsearch.com/articles/pending-contingent-neighborhood-market-pages" --- ## Site navigation - [Scale With Search](https://scalewithsearch.com/) - Services - Services - [AI systems](https://scalewithsearch.com/ai-systems) - [Site build](https://scalewithsearch.com/work#site-build) - [Whole website fix](https://scalewithsearch.com/work#whole-website-fix) - [Content library with SEO](https://scalewithsearch.com/work#content-library) - [Working session](https://scalewithsearch.com/audit) - Start here - [Send your brief](https://scalewithsearch.com/work#send-your-brief) - [Example scope](https://scalewithsearch.com/work#review-the-example-scope) - [Prices and terms](https://scalewithsearch.com/work#prices-and-terms) - Industries - Real estate - [Real estate agents and teams](https://scalewithsearch.com/for/real-estate) - [Platforms, ownership, and IDX](https://scalewithsearch.com/for/real-estate/real-estate-website-platforms-ownership-idx) - [Search, content, and AI](https://scalewithsearch.com/for/real-estate/real-estate-search-content-ai) - [Inquiries, campaigns, and handoffs](https://scalewithsearch.com/for/real-estate/real-estate-website-inquiries-campaigns-handoffs) - [Buyer, seller, and local pages](https://scalewithsearch.com/for/real-estate/real-estate-buyer-seller-local-resources) - [Rules, privacy, and trust](https://scalewithsearch.com/for/real-estate/real-estate-website-rules-privacy-trust) - Browse by business - [Trades and home services](https://scalewithsearch.com/for/#group-trades) - [Health, wellness, and animal care](https://scalewithsearch.com/for/#group-practices) - [Law, finance, and IT](https://scalewithsearch.com/for/#group-professional) - [Marketing and SEO agencies](https://scalewithsearch.com/for/#group-agencies) - [Shops and manufacturers](https://scalewithsearch.com/for/#group-manufacturing) - [Restaurants, shops, studios, and nonprofits](https://scalewithsearch.com/for/#group-local-services) - Chiropractic practices - [Chiropractic and wellness practices](https://scalewithsearch.com/for/chiropractic-and-wellness-practices) - [Chiropractic and physical therapy clinics](https://scalewithsearch.com/for/chiropractic-and-physical-therapy-clinics) - [All industries](https://scalewithsearch.com/for/) - Resources - Free tools - [AI readiness check](https://scalewithsearch.com/check) - [Free tools](https://scalewithsearch.com/tools/) - [Free Starter Kit](https://scalewithsearch.com/kit/business-memory-starter-kit.zip) - Guides - [AI-native library](https://scalewithsearch.com/ai-native) - [Industry intelligence](https://scalewithsearch.com/intelligence) - [Office job guides](https://scalewithsearch.com/guides/) - [Business memory](https://scalewithsearch.com/articles/business-memory-for-ai-agents-guide) - [Agent governance](https://scalewithsearch.com/articles/ai-agent-governance-guide-small-business) - [Migration and ownership](https://scalewithsearch.com/articles/leaving-vendor-ai-memory-guide) - Articles - [All articles](https://scalewithsearch.com/articles/) - [What changed](https://scalewithsearch.com/changes/) - About - Evidence - [Proof](https://scalewithsearch.com/proof) - Scale With Search - [About](https://scalewithsearch.com/about) - [How it works](https://scalewithsearch.com/how-it-works) # Pending vs contingent: clear counts on agent neighborhood pages For pending vs contingent on your agent website, separate contract conditions from listing availability. A contingency is a condition required before completing a purchase. NAR lists financing, appraisal, inspection, and home-sale contingencies among its examples. [NAR's contract-contingency guide](https://www.nar.realtor/the-facts/consumer-guide-real-estate-contract-contingencies). RESO defines **Pending** as an accepted offer with the listing no longer on market. **Active Under Contract** means an accepted offer with the listing still on market. Its standard status list contains no separate “Contingent” value. [RESO's StandardStatus definitions](https://dd.reso.org/DD2.0/Property/StandardStatus/). Use your local MLS definition when displaying “contingent.” Explain what the label means beside the count. Keep homes under contract separate from completed sales. Give a buyer a way to ask about availability and a seller a way to discuss comparable properties. The page plan below is a recommended website brief. Apply it to your permitted local data and approved brokerage wording. ## Do not translate pending into “all contingencies cleared” A pending label alone is insufficient evidence that every contract condition has been met. SmartMLS distinguishes Under Contract-Continue to Show from Under Contract by the seller's choice about continued marketing for backup offers. Its guidance says neither status depends on satisfaction of contingencies. [SmartMLS's status explanation](https://connectmls.smartmls.com/hc/en-us/articles/19735470048923-Under-Contract-Continue-to-Show-vs-Under-Contract). For that MLS, UC-CTS allows continued showings and backup offers; UC is off market. Treat this as a local example, not a nationwide translation. Use the same [SmartMLS definitions](https://connectmls.smartmls.com/hc/en-us/articles/19735470048923-Under-Contract-Continue-to-Show-vs-Under-Contract) when explaining its labels. Ask your feed provider for the original status, its definition, and the website's display label. Have the brokerage approve the mapping before a builder changes it. Keep a separate mapping for each MLS feed. Do not infer financing approval, inspection results, or the absence of contingencies from a listing badge. Do not promise a showing or backup-offer opportunity without checking the property's current instructions. ## Separate inventory, contracts, and completed sales RESO distinguishes Active, Active Under Contract, Pending, and Closed. Closed means the purchase agreement has been fulfilled for a sale. That supports separate categories on your page. [RESO's status dictionary](https://dd.reso.org/DD2.0/Property/StandardStatus/). Use this proposed layout after confirming how your local statuses map to it: | Page category | Recommended counting rule | Explanation to display | | --- | --- | --- | | Active without an accepted offer | Listings in the approved active category at the stated snapshot | The page's defined active inventory | | Under contract and still marketed | Listings in the approved continue-to-show category at that snapshot | A contract exists; check current showing and backup-offer instructions | | Pending or under contract off market | Listings in the approved off-market contract category at that snapshot | Under contract, separate from closed sales | | Closed sales | Sales with a verified closing date inside the stated reporting period | Completed sales during that period | Treat these as separate categories. Do not add contingent listings to an active total that already includes them. If your provider groups categories differently, state its rule and show the components. Prefer explicit headings over a single “homes for sale” total. Where you combine categories, name every included status. Use the same geography and property-type filters for all components. ## Keep a current count separate from new contracts during a period Define whether a figure describes listings at a moment or contract activity during a date range. Use different labels for those two questions. For a current count, take one approved snapshot and place each listing in one category. If you want a combined under-contract figure, define it as the union of the approved on-market and off-market contract categories. Deduplicate before counting. For new contracts during a period, use the qualifying contract-entry date or status history your source supports. Count the initial qualifying event under a written rule. Avoid counting the same contract again when the listing moves from contingent to pending. If your source supplies only current status, publish the snapshot. Leave new-contract activity unresolved until the required history exists. Do not present a current pending count as the number of offers accepted that month. Document how your method handles a contract cancellation, a return to active, and a later contract. For overlapping feeds or relisted properties, ask the provider to resolve identity before combining records. Label a count as listings when that is what you counted. ## Put the method beside the neighborhood figures Require a visible method note with the neighborhood boundary, property types, included statuses, source, and data timestamp. Name the closed-sales period separately from the inventory snapshot. Use this proposed note after replacing every bracket with verified information: > Area: [defined neighborhood boundary]. Property types: [included types]. Inventory snapshot: [source timestamp and time zone]. Contract categories: [local codes and definitions]. Closed-sales period: [start and end dates]. Source: [approved provider and source link]. If the feed supplies no reliable data timestamp, say it is unavailable. Keep the page's edit date separate from the source's refresh time. Name the person responsible for updates. Ask the provider and brokerage which fields and aggregate figures you may display publicly. Use approved source attribution. Keep private contract terms out of the public page and the website brief. Keep the method stable between updates. If you change the boundary, property types, or status mapping, mark the change before describing a difference as a market trend. ## Give buyers and sellers different questions to ask Place the buyer contact action beside the status explanation. Use wording such as “Ask about current availability or backup-offer instructions.” Preserve the property reference and the visitor's question with the inquiry. For a pending property, offer an availability question or help finding alternatives. Avoid a button that promises an immediate tour before you have confirmed that option. Place the seller contact action beside the neighborhood figures. Propose “Discuss how these listings compare with my property.” Make the property address optional for an introductory question unless your promised task requires it. Do not present a contract count as a home valuation. Ask the seller which property and decision they want to discuss. Keep the public report and the agent's property-specific assessment separate. Name the receiving inbox and the person responsible for replies. Ask your builder to retain the neighborhood page reference and distinguish buyer questions from seller questions. Treat any response-time wording as a commitment you must approve. ## Check the page before accepting the website work Use an approved sample or clearly labeled test records. Require a comparison between the source records, displayed listing badges, and category totals. | Check | Evidence to request | | --- | --- | | Status mapping | Local definitions agree with the approved display labels | | Contingent-to-pending transition | The listing moves categories without duplicating the combined contract count | | Return to active | The prior contract category and current inventory reflect the agreed snapshot method | | Closing | The listing leaves the current contract count and enters the correct closed-sales period | | Boundary and property filters | Each counted record meets the stated selection rules | | Missing or stale data | The page identifies the gap and avoids unsupported current figures | | Buyer and seller contact routes | Labeled test questions arrive at the agreed inbox with the correct page or property reference | Check the explanation, category labels, and contact action on a phone. Read the page without the internal feed documentation. Require visible definitions for any label the reader must interpret. These are acceptance checks to request. They are not results from a completed website build. ## Bring the market page into the whole website fix The neighborhood-market brief fixes status definitions, counting rules, and a permitted data source. Scope the neighborhood counting page at [whole website fix: neighborhood contract counts](/for/real-estate). The whole website fix confirms supplied material in the agreed scope. [neighborhood contract counts, published scope, checked 2026.10.14](https://scalewithsearch.com/work). - [How MLS listings appear on your website, and what search can miss.](/articles/idx-mls) - [Do you need IDX on your real estate website?](/articles/do-you-need-idx-real-estate-website) - [Build neighborhood pages sellers can check and trust](/articles/neighborhood-pages) ## Related: Real estate - [How MLS listings appear on your website, and what search can miss.](/articles/idx-mls) - [Do you need IDX on your real estate website?](/articles/do-you-need-idx-real-estate-website) - [Build neighborhood pages sellers can check and trust](/articles/neighborhood-pages) ---- ```text .|########||. .|########||. .|########||. |##||. .||##|. |##||. .||##|. |##||. .||##|. |#|. .|#|. |#|. .|#|. |#|. .|#|. |#| |#| |#| |#| |#| |#| .#| |#. .#| |#. .#| |#. .#. .#| .#. .#| .#. .#| |#. .#| |#. .#| |#. .#| |# ...... #| |# ...... #| |# ...... #| .# ||#########| #| .# ||#########| #| .# ||#########| #| .#. |######||######|. .#. .#. |######||######|. .#. .#. |######||######|. .#. #. .##|###|##|#|######| .# #. .##|###|##|#|######| .# #. .##|###|##|#|######| .# || |##|#||||||||||||#||#| || || |##|#||||||||||||#||#| || || |##|#||||||||||||#||#| || # |#||||||||||||||||||||#| #. # |#||||||||||||||||||||#| #. # |#||||||||||||||||||||#| #. || |#||||||||||||||||||||||#| || || |#||||||||||||||||||||||#| || || |#||||||||||||||||||||||#| || # .#||||||||||||||||||||||||#| # # .#||||||||||||||||||||||||#| # # .#||||||||||||||||||||||||#| # || ....|||#||||||##|#|||#|#||##||||....|. || || ....|||#||||||##|#|||#|#||##||||....|. || || ....|||#||||||##|#|||#|#||##||||....|. || #. . ....|# ....#||| ||| .#||| ....#. .# #. . ....|# ....#||| ||| .#||| ....#. .# #. . ....|# ....#||| ||| .#||| ....#. .# # . ||||#| .#####|| . .#| .#||| ||||# #. # . ||||#| .#####|| . .#| .#||| ||||# #. # . ||||#| .#####|| . .#| .#||| ||||# #. .| ||||| #. |#|||||. || #. |#||. .||||| || .| ||||| #. |#|||||. || #. |#||. .||||| || .| ||||| #. |#|||||. || #. |#||. .||||| || || |.... #. ....|#. |. ...|. ....|| || || |.... #. ....|#. |. ...|. ....|| || || |.... #. ....|#. |. ...|. ....|| || #. .||||||##||||||##||####|||||||#||||||#| .# #. .||||||##||||||##||####|||||||#||||||#| .# #. .||||||##||||||##||####|||||||#||||||#| .# # .||####|###########################|. # # .||####|###########################|. # # .||####|###########################|. # # .#||||||.#.|| # |. ..# #| #|||||#| # # .#||||||.#.|| # |. ..# #| #|||||#| # # .#||||||.#.|| # |. ..# #| #|||||#| # # .#|||||| .. |# ## |#| ...#|#|||#| # # .#|||||| .. |# ## |#| ...#|#|||#| # # .#|||||| .. |# ## |#| ...#|#|||#| # # .#|||#|# .# .#| #| ##|.#..#|||||#| # # .#|||#|# .# .#| #| ##|.#..#|||||#| # # .#|||#|# .# .#| #| ##|.#..#|||||#| # # .#||||||############|######|||||#| # # .#||||||############|######|||||#| # # .#||||||############|######|||||#| # # |...||#||||||#||||#|#||||||#|||||#||| |.| # # |...||#||||||#||||#|#||||||#|||||#||| |.| # # |...||#||||||#||||#|#||||||#|||||#||| |.| # #. .. ||||# .|||##|. |#| .|| || .|||#. #| # .# #. .. ||||# .|||##|. |#| .|| || .|||#. #| # .# #. .. ||||# .|||##|. |#| .|| || .|||#. #| # .# || | ...|| ...##| | #| .|. |. ##### .. .| || || | ...|| ...##| | #| .|. |. ##### .. .| || || | ...|| ...##| | #| .|. |. ##### .. .| || || ||||| || ||||#| . |. |. |#. ||||| |#| || || || ||||| || ||||#| . |. |. |#. ||||| |#| || || || ||||| || ||||#| . |. |. |#. ||||| |#| || || .# |.....#|....|#.||||.|||##.|#|....||.#||.#. #. .# |.....#|....|#.||||.|||##.|#|....||.#||.#. #. .# |.....#|....|#.||||.|||##.|#|....||.#||.#. #. #.|||||||#############################| ||| .# #.|||||||#############################| ||| .# #.|||||||#############################| ||| .# || ##||#||#||||||#||#||#||#||##. || || ##||#||#||||||#||#||#||#||##. || || ##||#||#||||||#||#||#||#||##. || # .#|||||||||#||#|||||||||||#| # # .#|||||||||#||#|||||||||||#| # # .#|||||||||#||#|||||||||||#| # || |#||||||||||||||||||||||#| || || |#||||||||||||||||||||||#| || || |#||||||||||||||||||||||#| || .# |#||||||||||||||||||||#| #. .# |#||||||||||||||||||||#| #. .# |#||||||||||||||||||||#| #. || |#||||||||||||||||||#| || || |#||||||||||||||||||#| || || |#||||||||||||||||||#| || #. .######|#|#########| .# #. .######|#|#########| .# #. .######|#|#########| .# .#. |#####||||#####| .#. .#. |#####||||#####| .#. .#. |#####||||#####| .#. |# ||########|| #. |# ||########|| #. |# ||########|| #. |# ...... #| |# ...... #| |# ...... #| |#. .#| |#. .#| |#. .#| |#. .#. |#. .#. |#. .#. .#| |#. .#| |#. .#| |#. |#| |#| |#| |#| |#| |#| .|#|. .|#|. .|#|. .|#|. .|#|. .|#|. |##||. .||##| |##||. .||##| |##||. .||##| .||########||. .||########||. .||########||. Scale With Search 2026 [scalewithsearch.com](https://scalewithsearch.com) ```