Saw a home you love go “Under Contract” overnight? It happens often in Durango, where great properties can move fast. If you are new to the area, the MLS status labels can feel confusing and a little discouraging. The good news is that once you understand what each status means, you can adapt quickly, decide when a backup offer makes sense, and keep your search on track.
This guide explains the common listing statuses you will see in Durango, how backup offers work, and smart local tactics to improve your odds. Let’s dive in.
What listing statuses mean
Active
An Active listing is for sale and generally open to offers. Showings are allowed unless the listing says otherwise. As a buyer, you can tour and submit a primary offer following the usual offer process.
Under Contract / Active Under Contract
A seller has signed a contract with a buyer, but there are still contingencies like inspection, financing, appraisal, or title. Some sellers will continue showings and accept backup offers. You can ask your agent to confirm whether the seller is open to backups and what access is allowed.
Pending
The buyer and seller have a signed contract and most or all contingencies are removed. Only final steps like funding and title remain. Many sellers stop accepting backup offers at this point, and the deal is expected to close. If backups are allowed, your odds are typically lower than earlier in the process.
Coming Soon / Hold / Temporarily Off Market
These mean a property is not currently being marketed for immediate offers. “Coming Soon” suggests public listing is near. “Hold” or “Temporarily Off Market” often means the seller has paused showings. Keep an eye on these for a shift to Active.
Sold / Closed
The transaction is complete and title has transferred. There is no opportunity to make an offer.
Why status labels matter in Durango
Durango is a small mountain hub with strong lifestyle appeal. Inventory can tighten during busy recreation seasons, and desirable homes may draw multiple buyers quickly. In this kind of market, knowing the practical meaning behind a status can help you save time and position yourself well.
Because local customs vary, listing agents and sellers may make informal choices about showings and backups while a home is under contract. Do not rely only on the label. Ask your agent to verify showing instructions, backup-offer openness, and which contingencies remain.
Backup offers explained
A backup offer is a signed offer that becomes effective only if the primary contract ends according to its terms. It can be a smart hedge in competitive situations, especially when you love a property but missed the first window.
When backups make sense
- The market is competitive and homes go under contract quickly.
- You want a chance at the home without entering a bidding war.
- You are willing to mirror or slightly adjust terms that fit the seller’s needs.
- You want priority if the first deal fails during inspection, financing, or appraisal.
- You cannot go stronger on price or terms right now but want a foothold.
How backups work
- The seller can accept your offer as a backup in writing. The acceptance should clearly state that it becomes binding only if the primary contract terminates and you receive written notice.
- Your offer should include clear dates, including an acceptance deadline and any expiration if the seller does not sign.
- Earnest money may be part of a backup. Whether it is deposited and when it becomes refundable or non-refundable depends on the written contract. Have your agent clarify the timeline before you commit funds.
- Sellers vary. Some welcome backups to protect against a shaky primary. Others prefer to focus on one buyer.
Risks to weigh
- Long odds. Many backups never convert.
- Funds and timing may be tied up if you deposit earnest money. Know your refund terms.
- Negotiating power is limited. Cleanup timelines and a fair price matter more than extras.
Drafting a clean backup offer
- Clearly label it as a backup offer and state it becomes effective only upon written termination of the primary contract.
- Include an expiration date for acceptance.
- Spell out how earnest money is handled if the backup becomes primary.
- Keep contingencies and timelines simple and specific.
- Ask the listing agent about their backup process and notification plan.
Timing windows to watch
Contingency periods are the most likely times a primary contract might fail. In Colorado deals, these timelines can vary, but many buyers see the following patterns:
- Inspection: commonly 5 to 10 business days.
- Financing and due diligence: often 21 to 30 days, depending on lender and loan type.
- Appraisal: usually tied to the loan schedule. If the appraisal comes in low, parties may renegotiate or the buyer may terminate.
If you are in backup position, these windows are when your offer is most likely to move forward. Ask your agent to track the seller’s contingency dates so you can stay informed without over-communicating.
Smart buyer tactics in Durango
Durango’s small-market dynamics reward preparation and relationships. These steps help you move faster and negotiate with confidence.
- Get fully pre-approved, not just pre-qualified, and keep proof of funds ready for earnest money.
- Work with a local buyer’s agent who understands Durango rhythms and has rapport with listing agents.
- Set instant MLS alerts for Active and Under Contract statuses, and include language like “accepting backup offers” in your filters when possible.
- Line up inspectors and lender communication in advance so you can offer shorter, realistic contingency periods.
- Consider seller-friendly terms beyond price, like a flexible closing date or reasonable inspection requests.
- Network locally and be open to opportunities that surface before broad exposure.
What to check on every listing
- Exact MLS status and any showing notes.
- Whether the seller is accepting backup offers.
- Which contingencies still remain if a property is under contract.
- Days on market and recent price changes.
- Whether showings continue after a contract was signed.
Keep your search moving
It is normal to be disappointed when a favorite home moves to Under Contract. The key is to stay active. If you truly love it, consider a clean backup offer that matches the seller’s needs. Then keep touring and writing strong primary offers on the next best fit. Backup offers are a hedge, not a reason to pause your search.
Work with a local pro
You deserve a clear plan, fast communication, and an experienced advocate who knows how Durango deals get done. If you want help prioritizing showings, drafting clean offers, and deciding when a backup is worth it, reach out to Monica Graves. You will get a straightforward game plan and attentive guidance tailored to Durango’s pace.
FAQs
Can I tour a Durango listing that is Under Contract?
- Maybe. Some sellers allow showings during contingencies, while others do not. Your agent should confirm access and whether the seller will accept a backup offer.
Should I include earnest money with a backup offer?
- It depends. Earnest money can show seriousness and may be required, but make sure your contract explains when it is deposited and whether it is refundable.
What makes a backup offer competitive in Durango?
- A fair price, strong financing proof, clear timelines, and simple contingencies. Sellers tend to prefer clean offers that can convert with minimal delay.
How will I know if the primary contract falls through?
- If the seller accepted your backup, the listing agent should notify you when the primary terminates. Ask upfront how and when they will communicate.
Can the primary buyer renegotiate after going Under Contract?
- Yes, while contingencies remain, negotiations can occur. Your backup position becomes relevant only if the primary buyer terminates in writing as allowed by the contract.
Are MLS status labels always up to date?
- Not always. Status is entered by the listing broker and may lag real-time events. Always verify status, showings, and backup-offer instructions with the listing agent.
