What’s the Difference Between “Under Contract” and “Pending”?

 (And Why It Matters When You're House Hunting)

If you’ve ever browsed home listings online, you’ve probably seen terms like “Under Contract” or “Pending” next to a property’s status. But what do they actually mean? Are those homes still available? Can you still make an offer?

Let’s break it down in simple terms.

First, the Big Picture:

Both “Under Contract” and “Pending” mean the seller has already accepted an offer from a buyer.

• These homes are not actively for sale anymore, but the deal isn't fully closed yet.

• The difference lies in how far along the process is between the buyer and seller.

🔑 “Under Contract” — The Deal Has Started, But It’s Not Done Yet

What it means:

• The seller has accepted an offer from a buyer.

• But the buyer still has contingencies to work through — like getting a loan, doing an inspection, or getting an appraisal.

Think of it like:

🧩 “Under Contract” is like being engaged — the couple has said yes, but they still have to plan the wedding. There’s still a chance things could fall apart.

Common contingencies during this stage might include:

• Home inspection: The buyer might back out or ask for repairs.

• Appraisal: The lender needs to confirm the home's value.

• Financing: The buyer still needs full loan approval.

• Title search: Any legal issues with the property must be resolved.

Can you still make an offer?
💡 Sometimes, yes!
The seller may still accept backup offers in case the first deal falls through.

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✅ “Pending” — The Deal Is Almost Done

What it means:

• The contingencies have been cleared.

• The buyer and seller are now just waiting for closing day to sign the final papers.

Think of it like:

🎉 “Pending” is like being at the altar on the wedding day — the couple is about to say “I do.” It’s very unlikely anything will go wrong now.

At this point:

• The buyer has secured financing.

• Inspections are done and accepted.

• All negotiations have been settled.

• Closing documents are being prepared.

Can you still make an offer?
🚫 Usually no.
Most pending sales are considered locked in, and the seller is not accepting other offers.

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🤔 Why Should You Care?

If you’re shopping for a home, understanding these terms helps you:

• Avoid getting your hopes up for homes that are already spoken for.

• Know when it’s still worth calling your agent to ask about a backup offer.

• Understand how far along a deal is — in case you're the buyer or seller yourself.

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✍️ Final Thoughts

Here’s a quick way to remember it:

Status	What It Means	Can You Make an Offer?	Analogy
Under Contract	Offer accepted, but still in progress	Sometimes	Engagement — not married yet
Pending	Everything is done, just waiting to close	Usually no	Wedding day — ready to say “I do”

Even though these homes aren’t fully sold yet, they’re off the market for most buyers. But if you really love a home that’s “under contract,” don’t be afraid to ask your agent about backup options — sometimes deals do fall through.

Detailed Cost Breakdown: Buying and Selling a Home

Author’s Note: This breakdown reflects realistic average U.S. market costs as of 2024–2025. Actual costs vary by location and home price, but these are strong national-level benchmarks.

FOR YOUR HOMES CURRENT MARKET VALUE

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📈 Part 1: Costs of Buying a Home (as % of purchase price)

Cost Component	Typical Range (% of Purchase Price)	Description
Down Payment	3% – 20% (avg: 13%)	Conventional loans require 5–20%; FHA is 3.5%; VA/USDA may be 0%.
Loan Origination Fees	0.5% – 1%	Charged by lenders for processing the mortgage application.
Appraisal Fee	Fixed cost: $300 – $700 (~0.1%)	Required by lender to verify value of home.
Home Inspection	Fixed: $400 – $600 (~0.1%)	Optional but highly recommended.
Title Insurance (Owner + Lender)	0.5% – 1%	Protects against title defects; split between buyer and seller in some states.
Escrow / Closing Fees	0.5% – 1%	Includes notary, processing, document prep.
Prepaid Property Taxes	0.5% – 2% (avg: 1.2%)	Lenders often escrow 6–12 months.
Homeowners Insurance Premium	0.25% – 0.5%	Typically required before closing.
Private Mortgage Insurance (PMI)	0.5% – 1.5% annually (if <20% down)	Often paid monthly if down payment is under 20%.
Transfer Taxes / Recording Fees	0.1% – 2% (avg: 0.8%)	Local/state-specific taxes; some states have none.

🧮 Total Estimated Upfront Costs:

✅ Without Down Payment: ~2% – 5% of purchase price
✅ With Down Payment: ~5% – 20%+ (depending on loan type)

YOUR HOMES CURRENT MARKET VALUE HERE

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🏘️ Part 2: Costs of Selling a Home (as % of sale price)

Cost Component	Typical Range (% of Sale Price)	Description
Real Estate Agent Commission	5% – 6% (avg: 5.4%)	Usually split between listing (2.5–3%) and buyer’s agent (2.5–3%).
Staging & Preparation	0.5% – 1%	Cleaning, landscaping, minor repairs.
Seller Concessions (if any)	0% – 3%	Negotiated help with buyer’s closing costs.
Transfer Taxes / Recording Fees	0.1% – 2% (avg: 0.8%)	Some states split this with buyer.
Title Insurance (Owner’s Policy)	0.3% – 0.5%	In many states, seller pays this.
Attorney Fees / Closing Costs	0.2% – 1%	Varies by state; includes deed prep, escrow agent, courier, etc.
Mortgage Payoff / Prepayment Penalty	Variable	Not always applicable, but payoff must be included.
Capital Gains Tax (if applicable)	0% – 20%	Only applies if profit exceeds $250K single / $500K joint exemption.
Home Warranty (optional to offer)	$400 – $700 (~0.1%)	Used to attract buyers.

🧮 Total Estimated Seller Costs:

✅ Typical Range: ~6% – 10% of sale price
🟠 Average: ~8% when concessions, staging, and title are included

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📊 Real Example on $400,000 Home:

Buyer Side:

Cost Type	Estimated Cost
Down Payment (13%)	$52,000
Closing Costs (3%)	$12,000
Total Out-of-Pocket	$64,000

Seller Side:

Cost Type	Estimated Cost
Commission (5.5%)	$22,000
Closing/Other Fees (2%)	$8,000
Total Costs	$30,000
Net Proceeds	$370,000 – 30,000 = $340,000

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💡 Pro Tips for Consumers:

• Compare lenders: Loan origination fees vary widely.

• Negotiate agent commissions: Especially in higher-cost markets.

• Ask about seller-paid costs: Buyers can sometimes roll closing costs into the offer.

• Research your state’s laws: Some states have unusually high transfer taxes or require attorneys.

• Be ready for surprises: Always keep a buffer (~1% of price) for unexpected costs.

TO SEARCH NEW LISTINGS IN YOUR AREA

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FOR THE FULL LISTING DETAILS

Selling a Home "For Sale By Owner" (FSBO) isn't for Everyone. Here's Why

Your Current Home Value Here

Totally understandable and honestly, I admire the initiative. But let me ask you this...Aren't there plenty of things in life we can do ourselves, but choose not to, and hire someone to do said task.

Sure, most of us can change our own tires on our vehicles, groom our own pets, possibly change an old fenceline, or heck (God forbid we ever end up in the situation) but, we can actually represent ourselves in the court of law!

Selling a home "For Sale By Owner" (FSBO) can save a little money on commission (you will still pay an agent fee in some way), but it requires the homeowner to handle every part of the transaction. 

Sometimes partnering with a pro isn't about whether you can do it----its about doing it smarter, and most importantly, saving time and headache for yourself.

Your Current Home Value

Here’s a comprehensive list of responsibilities and tasks a homeowner will likely face:

1. Pricing the Home

• Researching comparable sales (comps)

• Possibly hiring an appraiser for accurate valuation

2. Preparing the Home for Sale

• Decluttering, cleaning, and staging

• Making necessary repairs or updates

• Improving curb appeal (landscaping, exterior cleaning)

3. Marketing the Property

• Taking high-quality photos and videos

• Writing an effective listing description

• Posting the home on FSBO websites, Zillow, Craigslist, Facebook Marketplace, etc.

• Creating flyers or yard signs

• Hosting open houses or private showings

4. Managing Communications

• Answering inquiries from potential buyers

• Scheduling and conducting showings

• Following up with interested parties

5. Handling Legal and Paperwork

• Providing and reviewing disclosure forms (required in most states)

• Drafting or obtaining a real estate purchase agreement

• Understanding contingencies and offer terms

• Possibly hiring a real estate attorney for legal guidance

6. Negotiating the Sale

• Evaluating offers and counteroffers

• Negotiating price, closing costs, and contingencies

• Handling multiple offers (if applicable)

7. Dealing with Inspections and Appraisals

• Coordinating home inspections and responding to repair requests

• Allowing access for the buyer’s appraiser and lender

8. Navigating the Buyer’s Financing Process

• Understanding how to respond if the buyer’s financing falls through

• Keeping the sale on track despite delays

9. Working with Title and Escrow Companies

• Ordering title search and ensuring clear title

• Coordinating with escrow agent to handle deposits and closing documents

10. Closing the Sale

• Reviewing and signing final documents

• Understanding and paying closing costs

• Transferring ownership and keys

Your Current Home Value

If all of the above just doesn't sound appealing, sounds like a lot...because it is.

 If you're interested in letting a professional do the heavy lifting, shield you from directly dealing with the public, and wearing all the hats....consider hiring someone like

Tyler Terrebonne Realtor in the Greater Baton Rouge Louisiana area.

Here's His Website and Contact Info Link

He's a licensed agent in Louisiana, a top producer in his office Engel & Volkers Baton Rouge, and is the friendliest!

FUN FACT: In 2024, homes sold with the assistance of a real estate agent achieved a median sale price of $435,000, whereas For Sale By Owner (FSBO) homes sold for a median of $380,000, resulting in a $55,000 difference!

Would you swap $10,000 for $55,000 if someone wanted to trade with you?

Hire the professional and pay the agent fee.

This isn't a trust me bro scenario, these are facts!

Business Spotlight: Tiger Detailz – Baton Rouge’s Premier Auto Detailing & Exterior Cleaning Experts

When it comes to keeping your vehicle and property looking its best, Baton Rouge locals know there’s one name that consistently delivers top-tier results: Tiger Detailz.

A Local Business Built on Excellence

Located in the heart of Baton Rouge, Tiger Detailz has grown into one of the region’s most trusted names in auto detailing and exterior cleaning. Known for their meticulous attention to detail and unmatched customer service, the team at Tiger Detailz treats every job—whether it’s a car, driveway, or storefront—as an opportunity to exceed expectations.

Founded with a mission to raise the standard in vehicle care and property maintenance, Tiger Detailz combines premium products with cutting-edge techniques to bring out the best in your car and curb appeal. From paint correction and ceramic coating to pressure washing and mobile services, they do it all — and they do it with pride.

Services That Go the Extra Mile

Tiger Detailz offers a comprehensive suite of detailing and exterior cleaning services designed to fit every need:

Auto Detailing

• Exterior Detailing – Restore your vehicle’s shine with hand washes, clay bar treatments, waxing, and paint protection.

• Interior Rejuvenation – Deep clean carpets, leather conditioning, stain removal, and full interior restoration.

• Ceramic Coating – Industry-leading protection with long-lasting gloss and hydrophobic benefits.

• Mobile Detailing – Can’t make it to them? No problem. Tiger Detailz brings their top-tier services directly to your driveway or office parking lot.

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Soft Washing & Pressure Washing

• Residential Exterior Cleaning – Gently remove mold, mildew, algae, and dirt from siding, roofs, decks, fences, and driveways using soft wash techniques that protect your surfaces.

• Commercial Property Washing – Make a strong first impression with professional pressure washing for storefronts, sidewalks, signage, parking lots, and building exteriors.

• Driveways, Walkways & More – Restore hard surfaces and enhance safety by removing built-up grime and slick residues.

Whether you’re preparing your home for sale, improving your business’s curb appeal, or simply investing in quality maintenance, Tiger Detailz delivers results that speak for themselves.

Why Baton Rouge Loves Tiger Detailz

What truly sets Tiger Detailz apart is their dedication to customer satisfaction. Their team is not only highly trained but also passionate about what they do. From first-time clients to loyal regulars, everyone receives white-glove service from start to finish.

Local residents and business owners alike praise the company’s reliability, professionalism, and commitment to delivering “better than new” results — and it’s easy to see why Tiger Detailz has earned a glowing reputation throughout Baton Rouge.

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Ready to give your car or property the care it deserves?
Visit www.tigerdetailz.com or follow them on Instagram & Facebook @TigerDetailzBR to book your appointment and discover why they’re Baton Rouge’s #1 choice in auto and exterior detailing.

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Home Selling Checklist: 10+ Things To Do Before Selling

My father always said 2 things that stuck with me my entire life, and certainly apply when considering selling your Home.

1. If it's worth your time doing, it's worth doing right.

2. 5-P's: Proper Preparation Prevents Poor Performance

1. Choose a Knowledgeable Real Estate Agent

Avoid the pitfalls of selling your home on your own. An experienced agent brings market insight and negotiation skills, ensuring a smoother and potentially more profitable sale. Interview multiple agents to find someone you trust and who understands your local market.

Top Local Real Estate Agent in the Greater Baton Rouge area

2. Enhance Curb Appeal
First impressions matter. Simple improvements like planting flowers, repainting the front door, or tidying up the lawn can make your home more inviting and attract potential buyers.

3. Declutter Living Spaces
A tidy home appears more spacious and allows buyers to envision their belongings in the space. Clear off countertops, organize closets, and remove unnecessary items to showcase your home's features.

4. Depersonalize the Interior

Remove personal photographs, unique artwork, and bold decor. Creating a neutral environment helps buyers imagine themselves living in the home.

5. Repaint in Neutral Tones

Fresh paint in neutral colors can make your home feel clean and updated. It also provides a blank canvas for buyers to project their own style.

6. Address Necessary Repairs
Fix leaky faucets, squeaky doors, or any other minor issues. Buyers often notice small problems, which can influence their perception of the home's overall condition.

7. Deep Clean Every Room
A spotless home indicates that it's been well-maintained. Pay special attention to kitchens and bathrooms, and consider professional cleaning services for carpets and windows.

8. Organize Storage Areas

Tidy up closets, garages, and basements. Ample storage is a selling point, and organized spaces appear larger and more functional.

9. Stage Each Room Purposefully
Arrange furniture to highlight the functionality of each room. Proper staging can help buyers understand how to utilize the space effectively.

10. Let in Natural Light
Open curtains and blinds to brighten rooms. Natural light makes spaces feel more open and welcoming.

11. Eliminate Unpleasant Odors
Ensure your home smells fresh. Address sources of odors, such as pet areas or trash bins, and consider using mild air fresheners or baking cookies before showings.

12. Set a Competitive Price
Work with your agent to price your home appropriately based on market analysis. A well-priced home can attract more interest and potentially lead to a quicker sale.

These 12 steps are essential to consider, implement, and plan with your hired real estate advisor. These steps will ensure your home is ready to intentionally go to the market, attract buyers, and get, hopefully multiple offers coming in!

If you are curious about your homes current, to date value you can follow the link below for a fast & free home valuation!

Your Home Valuation Awaits You Here

Meet Nathan Tallo: Baton Rouge’s Trusted Mortgage Expert

Meet Nathan Tallo, a seasoned Senior Loan Officer at Eustis Mortgage with over a decade of experience in the lending industry. Based in Baton Rouge, Louisiana, Nathan is renowned for his unwavering commitment to guiding clients through the home financing process with clarity and confidence.

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🏡 A Trusted Partner in Home Financing

Nathan's approach is rooted in personalized service, ensuring that each client receives tailored solutions to meet their unique needs. Whether you're purchasing your first home, refinancing, or investing in property, Nathan leverages his extensive knowledge to navigate the complexities of mortgage lending seamlessly. New Orleans Magazine

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💬 What Clients Are Saying

Nathan's dedication to excellence is reflected in the glowing testimonials from satisfied clients:

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"It was a super stress-free process thanks to Mr. Nathan. Super helpful and answered every question my wife and I had."
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"Nathan is very attentive and always stays in communication. He shows utmost determination to solve any issue the customer has and treats you as a friend. I give him an 11 out of 10 if possible. Thanks for everything you do!"
— Kevin B, December 15, 2024 

"I have purchased and sold 12+ homes over the years - This one had a short window due to selling and moving household goods from AZ to TX. This dude did it within 11 days!!!! Wow! Best loan officer experience EVER!"
— Stephen C, December 11, 2024 

These reviews underscore Nathan's commitment to making the mortgage process as smooth and stress-free as possible.

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📞 Connect with Nathan

Ready to embark on your home financing journey? Reach out to Nathan directly: Nathan Tallo Eustis Mortgage

• Phone: (225) 266-0109

• Email: nathan@eustismortgage.com

• Office Address: 11414 Lake Sherwood Forest Blvd. N, Baton Rouge, LA 70816

• Apply Online: Apply For a Loan

With Nathan Tallo by your side, you're not just securing a loan—you're gaining a trusted advisor dedicated to helping you achieve your homeownership dreams.

SEARCH ACTIVE HOME LISTINGS IN YOUR AREA HERE