Please clarify the definitions

As others have explained the meaning of the terms, I think your reasoning is spot on ... your time would be better served focusing on "Active" listings. Our market here in Houston is currently moving very, VERY quickly with many homes being sold BEFORE they even make it onto the MLS --- particularly for desirable neighborhoods. My advice would be for you to select an agent to help you. Yes, you can do it by yourself online .. but an agent can assist you in ways you cannot imagine, the least of which is being "hooked-in" to the local grapevine for properties coming onto the market. All the best.

Hi Francesca-

All of these terms mean that the property is under contract and unavailable at the present time. Some sellers will accept back-up contracts, but of course unless the first contract falls through, it's useless.

OP-Option Pending means the contract is in an option period and the buyer has the unrestricted right to terminate. This is usually 7-14 days. The seller has no right to terminate the contract during this period...only the buyer.

PS-Pending Continue to Show means it is under contract but the seller is still allowing showings for back-up. It does not mean that the contract is any less solid than a property listed as 'Pending'.

P-Pending is under contract but not encouraging back-up showings. Usually the choice of 'P' over 'PS' has more to do with the listing agent's SOP than with the property itself. Many foreclosure agents simply mark the property as 'P' when it's under contract.

It seems unnecessarily complicated. I would suggest only considering properties that are 'A'-Available. As quickly as the market is moving, you may miss other very nice properties while focused on a property that already has a contract. Don't waste your time.



Welcome to Houston and best of luck with your home search!

Holly M

There is a rule with MLS that if a contract is accepted, then the listing has to be changed from Active (A) to either option pending (OP - meaning you are still within the option period of the contract), Pending Continue to Show (PS - meaning they may or may not still be showing the property for backup contracts), or Pending (P - meaning the property will not show up on public websites like HAR and there are no more showings). The seller can continue to show the property for back up contracts and usually do especially in a short sale situation because buyers often give up waiting on the lender and back out. There is nothing the buyer's agent can do to get the listing agent to change the status from PS.