Is a Longmont home you love showing as “Active Under Contract”? You might think you missed your chance, but that status can still work in your favor. Whether you are buying or selling, understanding what this means in Boulder County can help you make smarter moves and avoid surprises.
Below, you will learn how “Active Under Contract” works in our market, how it differs from other statuses, and what steps you can take right now to protect your timeline and goals. Let’s dive in.
What “Active Under Contract” means in Longmont
In Longmont and across Boulder County, you may see a listing displayed as Active Under Contract, Active/Backup, or even Under Contract with public remarks that the seller is taking backup offers. These labels vary by MLS and brokerage practice, but the core idea is the same: the seller has accepted an offer from a primary buyer, and the property may still be shown and marketed for backup offers.
A backup offer is only considered if the primary contract falls through. Until then, the primary buyer has the first position.
How it differs from other common statuses
- Active: The home is on the market and open to all offers. Showings are typically allowed.
- Active Under Contract / Active/Backup: The seller has an accepted offer but is open to backup offers in case the primary buyer’s deal does not close.
- Pending: The primary buyer has usually cleared major contingencies like inspection and loan approval, and the sale is moving toward closing. New primary offers are uncommon at this stage. Some sellers may still accept a backup, but many stop showings.
Because local MLS labels can differ, always confirm with your agent or the listing broker exactly what a specific status means for showings and offers.
Why sellers use this status
Sellers in Boulder County often use an “active” status with a contract in place to keep momentum. It helps if:
- Financing is not yet final for the primary buyer.
- Inspection negotiations are pending.
- Appraisal or HOA/title items are unresolved.
- The contract has longer timelines or special conditions, like a leaseback or a seller finding a replacement home.
Keeping the listing visible signals that the home is spoken for, but backups are welcome. It also gives sellers a safety net if the first deal stalls.
What it does and does not do
What it does
- Keeps the property visible to buyers and agents.
- Signals that a primary contract exists.
- Allows backup offers to be submitted and held in reserve.
What it does not do
- It does not mean the sale is closed.
- It does not guarantee showings. Some sellers still allow them; others limit access during the primary buyer’s inspection window.
- It does not promise the seller will consider a new primary offer. Most focus on backups only unless otherwise stated.
If you are buying in Longmont
Seeing your favorite home marked “Active Under Contract” can be frustrating, but you still have options.
Ask about showings right away
Showing rules vary. Some sellers allow backup-buyer showings by appointment. Others pause showings until contingencies clear. Have your agent call the listing broker to confirm:
- Are showings permitted for backup buyers now?
- What is the status of inspections, appraisal, and financing?
- Will the seller review backup offers immediately or only if the primary cancels?
If showings are allowed, go quickly. Consider a focused, thorough tour that equips you to write a strong backup.
How to write a strong backup offer
Make it easy for the seller to say yes while protecting yourself:
- Clearly label it as a backup offer.
- Include purchase price, financing terms, earnest money, and a realistic closing date.
- Set reasonable contingency timeframes for inspection and appraisal.
- Provide proof of funds or a strong pre-approval, ideally full or pre-underwritten.
- Consider a larger earnest money deposit or tighter timelines if your risk tolerance allows. Discuss with your agent before you commit.
What happens if the primary contract fails
If the primary cancels or is terminated, the listing agent typically notifies the MLS and contacts the next buyer in line. Your backup offer can then convert to the primary position, and your timelines begin. Be ready to move quickly with inspections, final loan steps, and any agreed-upon deadlines.
How to improve your odds
- Be fully underwritten by your lender if possible.
- Offer a clean, competitive price aligned with recent comparable sales.
- Keep communication clear and responsive so the listing agent trusts you can close.
- Stay flexible on the seller’s timing needs when you can accommodate.
If you are selling in Longmont
Backup offers can protect your sale and keep momentum.
Why consider backup offers
- Reduces the risk of your deal collapsing late in the process.
- Preserves marketing energy so you do not have to start over.
- Strengthens your position in inspection or appraisal negotiations with the primary buyer.
Manage backups the right way
- Follow MLS rules and your brokerage’s procedures for status and public remarks.
- Be clear and consistent in writing about primary versus backup positions.
- Keep communications documented and timely for all parties.
When to remove or decline a backup
- The backup buyer cannot meet stated deadlines.
- Documentation is incomplete or does not match the offer.
- Terms are not aligned with your timeline or risk tolerance.
Work with your agent to balance protection and fairness as the transaction progresses.
Local scenarios where backups often win
These situations are common across Longmont and Boulder County:
- Financing falls through: A primary buyer loses loan approval days before closing. A fully underwritten backup buyer steps in and closes on schedule.
- Inspection impasse: Primary buyer requests major repairs and the parties cannot agree. The seller moves to a backup that offers a higher price or narrower repair requests.
- Appraisal shortfall: The appraisal comes in below contract price and the primary buyer cannot bridge the gap. A backup buyer with stronger cash reserves agrees to cover part or all of the difference.
- Title or HOA delays: A late-breaking title or HOA issue sidelines the primary. The backup buyer accepts a different resolution or timeline.
In each case, clear expectations and fast communication help both sides land the finish.
Questions to ask in Longmont
Buyers: ask the listing agent
- Is the seller accepting backup offers now?
- Are showings allowed for backup buyers?
- Where is the primary contract in the process: inspections, appraisal, financing?
- If I submit a backup, how and when will I be notified if the primary fails?
- Does the seller have a review schedule or criteria for backups?
Sellers: ask potential backup buyers
- Are you fully underwritten with your lender?
- How much earnest money can you provide?
- What contingency timelines do you need for inspection and appraisal?
- Can you close within the seller’s preferred timeframe?
Risks and expectations
For backup buyers
- You may invest time and money with no guarantee of moving into primary position.
- The waiting period can be uncertain. Decide in advance how long you are willing to wait and what costs you will accept.
- If you do become primary, your deadlines start quickly. Be ready with lender documents and inspector availability.
Ethical and regulatory notes
- Brokers must follow local MLS rules and Colorado brokerage law for how statuses and offers are represented.
- Sellers should be transparent about whether they are accepting backups and whether showings are permitted.
- Buyers should understand that the primary buyer has first right to close unless the contract ends.
When in doubt about status details, your agent can clarify them with the listing broker.
Your next steps
If you are eyeing a Longmont home marked “Active Under Contract,” do not wait. Confirm showing access, decide whether a backup offer fits your goals, and prepare documents so you can move quickly if the opportunity opens.
If you are selling and want to minimize risk, consider accepting a well-qualified backup. It can keep your sale on track without sacrificing momentum.
Want a clear plan tailored to your timeline and comfort level? Reach out to Kendra Bajcar for local guidance on writing or managing backup offers, keeping your transaction compliant, and moving from accepted offer to a smooth closing.
FAQs
What does “Active Under Contract” mean for Longmont buyers?
- It means a seller accepted a primary offer but is still open to backup offers, which only move forward if the primary deal falls through.
Can I tour a Longmont home that is Active Under Contract?
- Sometimes. Showing policies vary by seller and agent. Have your agent ask whether backup-buyer showings are allowed.
How do backup offers work in Boulder County?
- You submit a clearly labeled backup offer. If the primary contract terminates, the seller can move your offer into the primary position and your timelines begin.
Is “Pending” the same as “Active Under Contract” in Longmont?
- No. Pending usually signals the primary buyer has cleared major contingencies and is moving toward closing, while Active Under Contract invites backups in case the deal fails.
Should I pay for an inspection as a backup buyer?
- It depends on your risk tolerance and the seller’s policy. Some buyers wait until they become primary; others do targeted due diligence up front to strengthen their backup.
Why would a Longmont seller accept a backup offer?
- To reduce the risk of a fallthrough, keep marketing momentum, and maintain leverage during inspection or appraisal negotiations.
