Real estate listings don’t just pop up on your favorite property search site by magic. They enter a regulated system that helps agents share accurate information about homes on the market. This system is called the Multiple Listing Service (MLS). Real estate professionals use a detailed database to see what’s available for sale, what’s under contract, and what has already sold.
Many folks ask why they see specific labels on listings, like “Pending” or “Active-Contingent,” and what these terms mean. These labels, known as MLS statuses, tell the story of a property from the day it’s introduced to the market to the day it changes hands—or doesn’t.
Knowing these labels gives buyers a sharper view of which properties are genuinely up for grabs, and it also helps sellers keep their listings up to date in a competitive environment.
Real estate experts often talk about these statuses in a quick shorthand, but they each have specific definitions that matter a lot. The following sections break down what these labels mean, how they shape real estate transactions, and what listing agreements you might encounter when working with an agent. Tools like mlsimport.com can help connect MLS data with your website or application if you want to look up live listing details.
What Is the MLS and Why It Matters
The Multiple Listing Service is like a giant catalog brokers and agents share. It lists square footage, details on the number of bedrooms, the property’s address, and much more. Only licensed agents and brokers who pay to be members get full access. They can add homes for sale, update them with new information, and share them with other professionals.
From a homeowner’s point of view, being on the MLS is a way to reach more potential buyers. Real estate websites often pull data from MLS listings, though the best real-time info usually stays in the MLS network. That’s one reason listing statuses matter: they tell agents and serious buyers if a property is genuinely available, locked in a contract, or off the table.
Active Status: The Core of MLS Listings
When an MLS listing is marked Active, the property is open for showings and offers. This means buyers can still place bids, and sellers invite interest from anyone qualified to purchase.
Subcategories for Active Listings
• New: Properties that only recently showed up in the database. Many MLS systems consider anything under about two weeks to be New.
• Back on Market: Homes that went under contract, fell through for some reason, and returned to the open market.
• Price Increase: The seller upped the listing price. This might happen if they invested in updates or realized the initial price was too low.
• Price Decrease: The listing price dropped. It can attract new buyers’ attention if the place is out of budget.
Each label usually sticks around for a period (often 14 days). After that, the home reverts to a plain Active status.
Flags Linked to Active Status
• Under Agreement: The home has a documented but non-binding agreement. Some areas call it a memorandum of terms or a preliminary offer.
• Under Review: This flag means the seller looks at multiple offers. Buyers waiting to hear back might still have a chance if they made an offer.
• Hubbard Clause: A buyer’s offer depends on selling their property. The seller is open to hearing more proposals, but they recognize this buyer needs to sell first.
Active Under Contract / Contingent
This label tells you the seller has accepted an offer, yet issues must be resolved for the sale. These might include a home inspection, financing approval, or a buyer’s need to meet certain lender conditions. The property situation is unclear, so the seller might stay open to backup offers if the first contract fails.
Some MLS rules say that only specific contingencies qualify for this status, such as a short sale needing bank approval or a contract requiring special sign-off from a relocation company. Listings under other contingencies might need to stay Active in those areas. Each MLS is different, so agents must follow local rules.
Pending
Once the seller and buyer have worked out all contingencies, the status usually changes to Pending. This status means there aren’t any significant hurdles left before closing. Since the property is in the final stretch, it isn’t typically shown anymore.
It’s not officially sold yet, but the chance of returning to market is smaller than Contingent status.
Buyers who spot a Pending home can sometimes ask if the seller wants a backup offer, but the likelihood of the deal collapsing is not as high as in an Active Under Contract status. Agents consider this status a strong signal that the home will be sold soon.
Closed / Sold
A home gets labeled Sold (or Closed) once the buyer and seller meet all terms, the money changes hands, and the official paperwork is recorded. The listing usually sits in the MLS under a historical record category. Buyers often see the final sales price, which gives good insights into local market values. For many real estate professionals, this final status also helps track market trends and comparable sales.
Expired
An Expired listing didn’t sell when the listing contract ran out. Sellers and agents set a time frame when they sign a listing agreement (for example, 90 days or six months). If that period ends with no sale, the listing moves to Expired. The seller might sign a fresh agreement, try a different agent, or decide to keep their property off the market for a while. For investors, an Expired listing can open up possibilities to approach owners who might still want to sell.
Canceled
Canceled means the listing agreement ended early, before the agreed expiration date. This status can happen if the seller changes their mind or the seller and agent disagree about strategy. Once a listing is Canceled, the property usually stops appearing in active searches. If the seller decides to move forward again, they’ll sign a new contract (with the same agent or a different one).
Withdrawn / Temporarily Off Market (TOM)
A Withdrawn or Temporarily Off Market label shows that the property is not currently receiving showings, even though the seller is still in contract with the listing agent. A seller might decide to pause showings for several reasons: the home may need a big remodel, there could be personal issues that require privacy, or there might be seasonal factors. It’s a short-term break, not a permanent end to the listing.
Coming Soon
Some MLS systems let agents put a property in a Coming Soon status. This means the property is in a preview phase to get buyers excited while final details are wrapped up—like professional photos or minor repairs.
During this time, the home isn’t always shown. MLS rules often cap how long a property can remain Coming Soon. Under this status, agents should check local guidelines to avoid violating any showing or marketing restrictions.
Other Statuses
There are a few extra labels in some MLS systems that don’t show up in all areas:
- Failed: The listing ended with no sale, sometimes used as an alternative to Expired or Cancelled
- Never Listed: The home was sold or transferred without ever being on the MLS
- Removed/Deleted: The record was wiped from the MLS for administrative or regulatory reasons
How MLS Statuses Affect Buyers and Sellers
MLS statuses function as a roadmap for anyone involved in real estate transactions. Buyers can scan the status to see if a home is truly available or if they should get in line as a backup. Sellers and agents must update statuses to comply with MLS rules, which helps other agents know the exact stage of a potential deal.
For buyers, this helps target properties with genuine openings. There’s no point in spending time on a place marked Sold or Pending if you don’t want to wait around hoping the current deal fails. For sellers, transparent updates can attract the right type of buyer interest. An Active listing might inspire more showings, while a Contingent listing can still capture backup offers if the buyer’s financing falls through.
People researching listings on sites that feed from the MLS sometimes notice a delay between status changes and what’s displayed. If you see a mismatch, it might be due to a lag in data updates. Going straight to a local MLS or a specialized tool like mlsimport.com can help confirm the most recent status.
Major Types of Listing Agreements
MLS statuses matter, but the agreement behind each listing is just as important. When sellers hire agents, they sign contracts that spell out each side’s responsibilities. Here are the main types of listing agreements you’ll find in real estate.
• Exclusive Right to Sell
The agent’s brokerage has the exclusive right to represent the seller. The agent gets paid no matter who brings the buyer. That’s the most common setup because it protects the agent’s ability to receive compensation after investing time and money in marketing the property.
• Exclusive Agency
This is similar to the Exclusive Right to Sell, but the seller can find a buyer independently and avoid paying any commission. If a licensed agent (even a different one) brings the buyer, the listing agent still gets a commission. Sellers sometimes like this because they can try to find a buyer independently.
• Open Listing
This is a nonexclusive approach. Sellers can sign with multiple brokerages. Whichever agent brings the winning buyer gets the commission. If the seller finds a buyer alone, the agent gets nothing. Some MLS systems don’t allow Open Listings because the agent is not guaranteed a commission. Sellers usually lean toward other agreement types, but this one can work in exceptional cases.
• Net Listing
It’s not used in most areas, but it is still worth knowing. The agent and seller agree on a minimum price for the seller, and the agent keeps any amount above that figure. This can spark ethical questions, so it’s rare and sometimes restricted by state rules.
Final Thoughts
MLS statuses may look like small labels on a screen, yet they serve a vital function. Every label, from Active to Sold, shows where a property stands. Buyers can gauge which listings are wide open for offers versus which already have a deal.
Sellers can track fresh interest or shift their marketing plan if a property isn’t getting offers. This accurate labeling is why professionals rely on the MLS so much. They want a clear snapshot of what’s happening with each property and need timely updates to help clients succeed.
Listing agreements are the other key part of this system. By sorting out whether an agent has an exclusive right or if it’s open season for any brokerage, sellers set the stage for how the property will be represented and sold. These choices can impact the final results. Some sellers prefer the flexibility of an open arrangement, while others see the benefits of a dedicated agent who has a firm agreement.
