If you've been watching listings in Charleston, you've almost certainly had this moment: a house you love flips from "Active" to some other status, and you have no idea whether that means it's gone forever or whether you should still call your agent. It's a small thing, but it causes real confusion — and knowing the difference tells you whether it's worth making a move.
Here's the plain-English version.
The Short Answer
Under Contract = The seller accepted an offer, but the buyer still has active contingencies to clear — inspection, appraisal, financing, or the sale of their own home. The deal can still fall apart, and in many cases the seller is still accepting backup offers.
Pending = The contingencies have been satisfied or waived, and the transaction is moving toward closing. The deal is much further along and much less likely to collapse.
Think of it as two stages of the same journey: under contract is the beginning of the process, pending is the home stretch.
What "Under Contract" Actually Means in South Carolina
Once a seller accepts an offer and both parties sign, the property goes under contract. But signing doesn't mean the deal is safe — a South Carolina purchase contract typically contains several contingencies that give the buyer defined windows to investigate and, if necessary, walk away:
- Due diligence / inspection period — the buyer has a set window to inspect the home and either accept its condition, negotiate repairs, or terminate
- Financing contingency — the buyer has to actually secure their loan
- Appraisal contingency — the home has to appraise at or above the contract price, or the gap has to be resolved
- CL-100 / termite letter — South Carolina transactions typically require a wood-infestation report
- Home sale contingency — if the buyer needs to sell their current home first
Any one of these can unwind the deal. That's why "under contract" isn't the end of the story.
You'll also see MLS variations on this status locally. Some listings appear as "Active Contingent" or "Contingent", which signals the seller is actively still marketing the property and welcoming backup offers. If you see that, it's absolutely worth having your agent reach out.
What "Pending" Actually Means
By the time a listing shows Pending, the buyer has generally cleared their due diligence period, the inspection is resolved, the appraisal has come back acceptable, and financing is on track. What's left is the closing itself — final loan underwriting, title work, and the attorney's preparation of closing documents.
Pending deals do still fall through occasionally — a buyer's financing can collapse late, or a title issue can surface — but the probability drops substantially at this stage. Most listings that go Pending do close.
Why This Matters More in South Carolina Specifically
Two SC-specific things are worth knowing:
South Carolina is an attorney state. Every residential closing here must be handled by a licensed South Carolina real estate attorney, who conducts the title search and prepares the closing. That means once a listing goes Pending, there's a defined legal process underway with a professional third party managing it — which is part of why Pending is a meaningfully more solid status here.
Due diligence termination fees are common in SC. In many South Carolina transactions, the buyer pays a non-refundable due diligence fee directly to the seller if they terminate the contract during a defined window. That fee is payable only if the buyer walks — which means a buyer who's under contract has real money on the line and a genuine incentive to close. It doesn't guarantee the deal survives, but it does mean SC buyers aren't walking away casually.
What You Should Do as a Buyer
If a home you want shows "Under Contract" or "Active Contingent": Have your agent call the listing agent. Find out where the buyer is in the due diligence period and whether the seller will take a backup offer. Deals fall through during due diligence more often than people expect, and being the ready backup buyer is a genuinely good position to be in.
If it shows "Pending": It's usually time to move on, but ask your agent to flag it in case it comes back on the market. It happens.
Either way, don't assume the status you see online is current. Listing portals like Zillow and Realtor.com pull MLS data on a delay, and status changes don't always propagate immediately. Your agent sees the live MLS data — that's the source of truth.
What This Means If You're the Seller
The status your listing carries affects how much backup interest you keep generating. If your buyer has meaningful contingencies still outstanding — particularly a home sale contingency — talk with your agent about whether staying in a status that keeps you visible to backup buyers is the right call. It costs you nothing and gives you a safety net if the first deal falls apart.
The Bottom Line
Under contract means "spoken for, but not final." Pending means "nearly done." If you're watching a home you love, that distinction tells you whether to make a call or move on — and it's exactly the kind of thing worth asking your agent about rather than guessing from a listing portal.
If you're house hunting in the Charleston area and want someone who'll actually chase down the status on a property you're interested in — including whether a seller will take a backup offer — reach out anytime.
Article written by:
Dustin Guthrie
(843) 697-7757
[email protected]
