You spot a Presidio Heights listing switch from active to contingent or pending and wonder what it really means for your next move. In a neighborhood where many homes are older and high value, status changes can signal timing, leverage, and risk. This guide breaks down what contingent and pending mean in San Francisco, how common contingencies work here, and how to navigate your options with confidence. Let’s dive in.

Contingent vs. pending in SF

When a home is contingent, the seller has accepted an offer, but one or more buyer protections remain in place. These can include inspection, loan, appraisal, title, or the sale of the buyer’s home. The deal is under contract, but it is not assured until those contingencies are removed in writing.

When a home is pending, all contractual contingencies have been removed or satisfied. The parties are moving toward closing, and the chance of the deal falling through is much lower.

Local practice varies. MLS systems and broker remarks can label statuses differently, such as “Active–Contingent,” “Contingent,” or “Pending,” and a listing might note whether the seller is accepting backup offers. What matters most for you is simple. If contingencies remain, the buyer still has protections. If contingencies are removed, the contract is essentially firm.

How contingencies work in San Francisco

Contingencies are negotiated in the California Association of Realtors Residential Purchase Agreement. There is no law that sets standard timelines, so the parties agree on the dates that fit their deal and the market.

Inspection contingency in older Presidio Heights homes

The inspection contingency gives you time to investigate the property, order specialist reports, and decide how to proceed. In Presidio Heights, many homes are older or historic, so inspections often focus on plumbing and electrical systems, foundations and settlement, seismic retrofit history, roof and chimney integrity, pest and termite activity, and sewer laterals. Review of past permits and work can be just as important as the physical condition.

In competitive moments, buyers sometimes shorten the inspection window or make an “as-is” offer. “As-is” can narrow remedies, but sellers must still provide required disclosures. Short windows increase buyer risk, so coordinate your inspectors early and plan for specialist follow-ups if needed.

Loan and appraisal contingencies

A loan contingency protects you if your financing is denied or materially changes. In SF, many buyers bring strong down payments or pay all cash, and sellers favor pre-approval and even pre-underwriting. If you use financing, align your lender’s timeline with your contingency dates before you write the offer.

An appraisal contingency protects you if the appraised value is lower than the purchase price. In high-priced neighborhoods like Presidio Heights, appraisal gaps are not unusual because unique homes and limited comparable sales can create valuation swings. If the appraisal comes in low, you can try to renegotiate price, bring cash to cover the gap, challenge the appraisal with additional data, or cancel if the contingency is still in place.

Sale-of-home, title, and HOA reviews

A sale-of-buyer’s-home contingency makes your purchase dependent on selling your current property. These are less attractive in hot micro-markets, and sellers usually prefer offers without them. If used, expect careful negotiation of deadlines and proof that your home is listed or in escrow.

Title and HOA reviews are common and important. For condos, you will review HOA documents during a set period. For all properties, title review helps identify easements, liens, and other recorded matters. In SF, disclosure packets are robust, but it is still wise to read everything and ask questions early.

Timing and leverage: what to expect

Escrow timelines in San Francisco are negotiated. Many closings occur in 17 to 30 days, though high-end or complex deals can take longer. Contingency removal dates and the closing date usually move in step to reduce risk for both sides.

When a property is contingent, the seller may continue to show it and can often accept backup offers. That keeps pressure on the buyer to perform and gives the seller a fallback. When a property is pending, showings typically stop, and new offers are usually declined unless they are formal backup offers.

What this means for you:

• If you are buying and see a contingent listing, you may still be able to position a backup offer. If it is pending, there is usually less room to step in unless the seller is open to backups.
• If you are selling, moving to pending signals a clearer path to closing and reduces the odds of disruption. Staying contingent longer keeps leverage tilted toward the buyer while protections remain in place.

Moving from contingent to pending

To move forward, the buyer must remove contingencies in writing by the agreed deadlines. Removal can be delivered as a formal notice or through an amendment that also documents any credits, repairs, or timeline changes. If a buyer misses a deadline, the seller may issue a notice to perform. Unresolved missed deadlines can create grounds for cancellation or breach per the contract.

Extensions are common when a lender needs more time, when an appraisal is delayed, or when inspections require additional evaluation. Any extension must be signed by both parties to be effective.

Strategies that work in Presidio Heights

Buyer strategies

• Line up strong pre-approval or proof of funds. Pre-underwriting can help you negotiate shorter timelines without adding undue risk.
• Consider focused pre-offer inspections when possible, such as roof, sewer, or pest, so you know your exposure before you write.
• Discuss appraisal-gap strategies with your lender and advisor before offering. If you plan to cover a gap, know your cash position and limits.
• Ask for clear contingency removal dates that match your team’s bandwidth. Only shorten timelines if you can perform.
• Read all disclosures carefully and request any missing permits or reports. Older homes often have long histories worth understanding.

Seller strategies

• State in agent remarks whether you will accept backup offers while contingent. That clarity attracts qualified interest and maintains momentum.
• Disclose known permit histories, prior work, and any seismic or foundation upgrades. Thorough disclosure reduces renegotiation risk.
• Request a substantial deposit held in escrow and confirm liquidated damages terms per the contract to reinforce buyer commitment.
• Coordinate with escrow and the lender early for realistic appraisal timelines, especially for unique or high-value properties.
• Calibrate contingency windows to the market. Shorter can be better, but only if they are achievable.

Quick checklists

Buyer checklist for a contingent listing

• Confirm which contingencies remain and when they are due.
• Review the disclosure packet and request missing items early.
• Ask your lender to verify appraisal and underwriting timelines.
• Schedule specialist inspections that match the home’s age and systems.
• Decide in advance how you will handle a potential appraisal gap.
• Consider submitting a clean backup offer in case the first deal stalls.

Seller checklist once under contract

• Track contingency due dates and prepare for timely responses.
• Continue to accept backup offers if that aligns with your strategy.
• Work with your agent to coordinate access for inspections.
• Proactively provide permit histories and any additional reports requested.
• Communicate with escrow about deposit receipt and next steps.
• Be ready to negotiate extensions only when they improve the path to closing.

Common pitfalls to avoid

• Waiving inspection or appraisal contingencies without a clear plan for risk. In SF, older systems and appraisal variability are common.
• Underestimating permit history. Unpermitted work can trigger delays or price discussions late in the process.
• Setting timelines that your lender cannot meet. Align contingency dates with real underwriting and appraisal capacity.
• Overlooking unique property characteristics. Irregular lots or one-of-a-kind homes can increase appraisal volatility and require extra preparation.

Ready to decide?

Status labels do not tell the whole story in Presidio Heights. What matters is which protections are still in place, how quickly they will come off, and whether your team can perform on time. With the right plan, you can move from offer to closing with clarity and confidence.

If you are weighing a contingent or pending listing, or you want to set the right strategy before you list, connect with Michelle Harris Properties for a tailored path that fits your goals.

FAQs

If a listing is contingent, can the seller accept another offer?

• Often yes. Sellers can accept backup offers if permitted by MLS rules and the listing agreement. Backup offers become active if the primary contract falls through.

What turns a contingent sale into pending?

• The buyer removes all contingencies in writing. Once protections like inspection, loan, and appraisal are removed, the listing typically moves to pending and heads toward closing.

What are my options if the appraisal comes in low?

• You can renegotiate price, bring cash to cover the gap, challenge the appraisal with additional data, or cancel if your appraisal contingency is still in place and properly exercised.

Can a seller force a buyer to remove contingencies early?

• Not unilaterally. Removal dates are negotiated in the contract. The seller can issue a notice to perform if deadlines are missed or negotiate an amendment, but cannot force early removal without remedies defined by the contract.

What happens to my deposit if I cancel under a valid contingency?

• If you cancel properly within a contingency, your earnest money is typically returned per the contract. Disputes about validity can lead to escrow holds and may require further resolution.

How risky is waiving inspection or appraisal contingencies in SF?

• It increases risk significantly. Older homes and appraisal variability can lead to unexpected repairs or valuation gaps. Discuss the impacts with your agent and lender before you decide.