If you’re watching listings and suddenly see a home marked “under contract,” it’s natural to wonder: Is it sold? Can I still make an offer? What happens next? In Arizona, “under contract” usually means the seller has accepted a buyer’s offer and the transaction has moved into escrow—but the deal isn’t final yet.
Below is a clear, Arizona-friendly breakdown of what “under contract” means, how it differs from other statuses, and the step-by-step timeline of what happens next. If you want help reading the signals behind a listing status or lining up your next move, a local pro at West USA Realty can guide you through it.
What Does “Under Contract” Mean?
When a home is under contract, the seller has accepted an offer and both parties have a signed purchase agreement. The buyer and seller are now working through contract deadlines—inspections, disclosures, financing, appraisal, and title work—before the sale can close.
Under contract does not always mean “sold”
A home can be under contract and still:
- Fall out of escrow (inspection issues, financing problems, appraisal gaps, buyer changing plans)
- Accept backup offers (in some cases, depending on the seller’s strategy and local norms)
- Be in a contingency period where terms are still being negotiated
That’s why “under contract” is best understood as “in progress” rather than “done.”
Under Contract vs. Pending vs. Contingent: What’s the Difference?
Real estate platforms and MLS systems don’t always use identical labels, so you may see slightly different wording. Here’s the practical meaning most buyers care about:
Under Contract
- The seller accepted an offer.
- The parties are completing the steps required to close.
- There may be contingencies still in play (inspection, loan, appraisal, HOA review, etc.).
Pending
- Often implies the transaction is further along and closer to closing.
- In many markets, “pending” suggests key contingencies are satisfied (though not always).
Contingent
- The contract is accepted, but there’s a specific condition that must be met.
- Common contingencies include inspection, appraisal, or sale of the buyer’s current home.
Takeaway: These labels provide hints, but the only way to know how “solid” a deal is involves understanding the typical escrow milestones and deadlines—especially in Arizona.
What Happens Next After a Home Goes Under Contract? (Arizona Step-by-Step)
Once the offer is accepted, the transaction enters a structured process. Here’s what usually happens next.
1) Escrow Opens and Earnest Money Is Deposited
The buyer typically delivers earnest money (a good-faith deposit) according to the contract timeline. Escrow is the neutral process where funds and documents are handled until closing.
Buyer tip: Missing an earnest money deadline can create serious problems, so this is the moment to stay organized and responsive.
2) Title Work Begins
The title company begins verifying ownership, checking for liens, and preparing the title commitment. This helps ensure the buyer receives clear title at closing.
Seller tip: If there are old liens, name discrepancies, or documentation issues, resolving them early prevents closing delays.
3) The Buyer Reviews the Purchase Contract and Disclosures
In Arizona, the purchase contract spells out deadlines and responsibilities in detail. If you want a plain-English overview of what buyers are agreeing to, it helps to review the Arizona purchase contract basics before you’re in the heat of negotiations.
This stage may also include:
- Seller disclosures (property condition, known defects, etc.)
- Reports about the home or neighborhood (when available)
- Any addenda that apply (HOA/community docs, etc.)
4) Inspections Are Scheduled
Most buyers order a general home inspection soon after going under contract. Depending on the home, buyers may also schedule:
- Pool inspection
- Roof inspection
- Termite/pest inspection
- Sewer scope (more common with older homes)
What this means for buyers: The inspection period is your time to learn what you’re buying—and decide what repairs or credits to request.
What this means for sellers: Expect requests. Not every request is reasonable. A good agent helps focus negotiations on safety, function, and material issues—not cosmetic preferences.
5) Repair Requests and Negotiations
After the inspection, the buyer may ask the seller to:
- Repair specific items
- Provide a closing cost credit
- Reduce the price
- Or decline to ask for anything and proceed
This is a common “make-or-break” moment. Deals can fail here if the home has major issues or if expectations aren’t aligned.
6) The Appraisal Is Ordered (If Financing)
If the buyer is getting a mortgage, the lender typically orders an appraisal to confirm the home’s value supports the purchase price.
Possible appraisal outcomes:
- Appraises at value: great—moving forward.
- Appraises low: the buyer and seller may renegotiate, the buyer may bring extra cash, or the buyer may exit depending on contract terms and lender requirements.
7) Loan Underwriting and Final Approval
This is the lender’s deep verification step. Underwriting often includes requests for updated documents, clarification about deposits, employment verification, and more.
Buyer tip: During underwriting, avoid big financial changes—new credit cards, major purchases, job changes—because they can affect approval.
8) HOA/Condo Documents Are Delivered and Reviewed (If Applicable)
Many Arizona communities have HOAs. If the home is in an HOA, the buyer usually receives rules, bylaws, and financial information to review.
Watch for: rental restrictions, parking rules, short-term rental policies, pet limits, and special assessments.
9) Track Deadlines Like It’s Your Job
Arizona real estate transactions run on deadlines. If you’re buying, you’ll want to understand the “critical dates” that govern inspections, responses, appraisal timing, and more. A helpful overview is the Arizona critical date list, which explains why each date matters.
Bottom line: In escrow, speed and organization often reduce stress and protect your options.
10) Final Walk-Through
Shortly before closing, buyers usually do a final walk-through to confirm:
- The home is in the agreed condition
- Repairs were completed (if negotiated)
- Included appliances are present
- The property is vacant (unless otherwise agreed)
11) Closing: Signing, Funding, Recording, Keys
Closing typically involves:
- Signing final documents
- Delivering funds (often via wire—handle securely)
- Recording the deed with the county
- Then key delivery (timing can vary)
Important safety note: Wire fraud attempts happen in real estate. If you’re wiring funds, review the wire fraud advisory and always confirm instructions using a trusted phone number.
Can You Still Make an Offer If a Home Is Under Contract?
Sometimes, yes—depending on the situation.
Backup offers
A seller may accept a backup offer, which becomes relevant if the current deal falls apart. Not every seller wants backups, but in some cases it’s a smart strategy.
What to do as a buyer
If a home you love goes under contract:
- Ask your agent whether backup offers are being considered
- Keep touring other homes so you don’t lose momentum
- Be ready to act quickly if the first deal fails
To stay ready, keep an updated search of Arizona homes for sale so you’re not starting from scratch if your first choice doesn’t come back on the market.
How Long Does a Home Stay Under Contract in Arizona?
There’s no single number, but a typical escrow often lasts several weeks from acceptance to closing, depending on:
- Loan type and lender timeline
- Inspection negotiations
- Appraisal scheduling
- Title/HOA document delivery
- Repair completion (if any)
The best way to estimate timeline is to read the contract dates and track them closely.
Arizona Neighborhood Tip: “Under Contract” Moves Differ by Area
Buyer activity and listing velocity can vary across the Valley.
- In Phoenix real estate, some neighborhoods move quickly due to commute convenience and housing variety, while others have more breathing room depending on price point and condition.
- In Scottsdale homes and neighborhoods, the type of property (condo vs. single-family, seasonal demand, amenities) can influence how quickly listings go under contract and how often backups appear.
If you’re relocating or still narrowing areas, your agent can help interpret whether “under contract” likely means “gone” or “watch this one closely.”
What Buyers Should Do the Moment They Go Under Contract
Here’s a practical checklist once you’re in escrow:
- Respond to lender requests quickly
- Schedule inspections immediately
- Read disclosures and HOA docs carefully
- Keep your finances stable (avoid new debt)
- Calendar every deadline and reminder
- Plan for the appraisal and possible value surprises
- Start lining up insurance and move logistics
If you want a guided overview of the entire process, the West USA buyer resource hub is a strong reference point from offer through closing.
What Sellers Should Do When Their Home Goes Under Contract
Sellers can help keep escrow smooth by:
- Staying accessible for repair negotiations and scheduling
- Providing requested documents quickly
- Keeping the home in the agreed condition
- Completing any negotiated repairs with proper receipts (when applicable)
- Understanding that appraisal and underwriting can introduce delays
A calm, responsive seller often helps a deal close on time—and with fewer headaches.
FAQs: “Under Contract” in Real Estate
Does under contract mean the house is sold?
Not yet. It means an offer was accepted and the deal is moving through escrow, but it can still fall apart before closing.
Can I tour a house that’s under contract?
Sometimes. It depends on the seller’s preferences, occupancy, and whether they want backup offers. Your agent can ask the listing agent.
What’s the most common reason a contract falls through?
Inspection issues, appraisal gaps, and financing challenges are common reasons deals don’t close.
Should I make a backup offer?
It can be smart if the home is a strong fit and you’re okay continuing your search at the same time. Backup offers aren’t guaranteed, but they can put you next in line.
What happens right after an offer is accepted?
Escrow opens, earnest money is deposited, inspections are scheduled, disclosures are delivered, and the lender begins appraisal/underwriting (if financing).
Conclusion: What Does Under Contract Mean—and Why It Matters?
So, what does under contract mean? In Arizona, it means the seller accepted an offer and the home is now in escrow—but the transaction still has steps (and risks) before closing. Understanding what happens next helps you act quickly, protect your interests, and avoid surprises.
If you want help interpreting listing statuses, writing strong offers, or navigating escrow deadlines, connect with West USA Realty for local guidance. And if you’re still shopping, keep an eye on new opportunities through Arizona homes for sale while you plan your next move.
