Ever spot a home you love in Katonah and then see a status you don’t recognize? You are not alone. MLS labels can be confusing, and in Northern Westchester they also signal how quickly you should move. When you understand what each status means for showings, offers, and timing, you can make smarter decisions and avoid missing out.
This guide explains the most common OneKey MLS statuses you’ll see in Katonah and nearby towns, what each one means for you, and how to act with confidence. You’ll also get a simple checklist and the key questions to ask the listing agent. Let’s dive in.
MLS statuses at a glance
Active
The property is on the market, available for showings, and generally accepting offers. In Katonah, expect normal showings and a standard offer process. Competition can be strong when inventory is tight, so be ready to move.
Coming Soon
The home is publicly posted as upcoming, but showings are usually not allowed until it becomes Active. You can track the property and prepare an offer. Always confirm with the listing agent when showings will begin and how the seller plans to review offers.
Active Under Contract (AUC)
The seller has a signed contract with a buyer, but contingencies remain, such as inspection or financing. Many sellers continue to allow showings and will consider backup offers. The type and timing of contingencies matter for your strategy.
Pending / Under Contract
There is a binding contract and major contingencies are typically removed or waived. The sale is moving toward closing. Showings usually stop; backup offers may or may not be accepted depending on the seller’s instructions.
Back-Up Contract / Accepting Backup Offers
A primary contract is in place, and the seller is open to secondary offers. A backup offer becomes primary if the first contract fails. Terms often mirror a regular offer, including deposit and contingency details.
Temporarily Off Market (TOM) / Hold
Showings are paused, often due to repairs, owner schedule, or similar reasons. The listing is not permanently withdrawn. Timing varies, so check notes and ask when showings will resume. Some sellers may still be open to conversation about future offers.
Withdrawn / Cancelled / Removed
The listing is removed from active marketing. The seller may relist later or keep it off the market. Showings typically stop and new offers are not considered.
Expired
The listing agreement ended without a sale. The property is no longer listed unless relisted. Prior listing data can be useful for understanding pricing history when it returns to market.
Closed / Sold
The transaction is complete and title has transferred. Final sale price and closing date are typically posted. While you can’t make an offer, the data helps you understand neighborhood pricing.
How statuses affect showings and offers
- Active: Showings are allowed as directed by the seller and listing agent. In Katonah, private showings are common, and show windows can be tight during busy weekends.
- Coming Soon / TOM / Withdrawn: Showings are generally not available. Confirm details in each listing and ask for the expected activation or return date.
- Active Under Contract: Some sellers still allow showings and accept backups. Others limit access. Ask the listing agent what is permitted.
- Pending / Closed: Showings are usually not permitted. Pending listings may accept backup offers depending on the seller’s plan.
Offers follow a similar pattern. Active listings consider primary offers. Active Under Contract often allows backup offers. Pending usually means backups only, if any. Your leverage depends on the contingencies and the timeline on the primary contract.
Timing and leverage in Katonah
Northern Westchester can move quickly due to limited inventory, access to commuter routes, and strong demand for established school districts. That means shorter decision windows, especially when a Coming Soon listing goes Active.
When a home shifts to Active Under Contract, look closely at the remaining contingencies. A longer mortgage or home-sale contingency can extend the window where the seller will entertain backup offers. A short contingency period or a buyer with strong loan approval reduces the chance the deal will fall through. Ask about the deadlines so you can decide whether a backup offer makes sense.
Your action plan by status
If the home is Active
- Schedule a showing quickly if you are interested.
- Submit a complete offer promptly with your pre-approval and relevant comparable sales.
- Ask whether there are multiple offers, if there is an offer deadline, and what terms the seller values beyond price.
If the home is Coming Soon
- Track the activation date and showing instructions.
- Prepare your full offer package and financing documents so you can move on day one.
- Ask whether the seller will accept offers the first day the listing goes live.
If the home is Active Under Contract
- Confirm whether showings and backup offers are permitted.
- Ask what contingencies remain and the deadlines for each.
- Consider writing a backup offer if your timing is flexible and the contingency window is meaningful.
If the home is Pending
- Ask if the seller is accepting backup offers and when closing is expected.
- If backups are not accepted, monitor the status for any change back to Active or for a relist.
If the seller is Accepting Backup Offers
- Make your terms clear on when your offer becomes primary.
- Consider stronger terms, such as shorter contingency windows, if appropriate for your situation.
- Confirm how you will be notified if the primary contract ends.
If the home is TOM, Withdrawn, or Expired
- For TOM, ask when showings may resume.
- For Withdrawn or Expired, watch for a relist and any price changes.
- Ask why the status changed and whether the seller is open to future showings or offers.
What to have ready
A little preparation goes a long way in Westchester:
- Written mortgage pre-approval, not just a prequalification.
- Proof of funds for your earnest money deposit and closing costs.
- Your preferred inspection and financing contingency timelines.
- A short list of local attorneys and your lender contact.
- Clarity on your target closing and possession dates.
- A plan for competitiveness, including how quickly you can make decisions when a listing goes Active.
Smart questions to ask the listing agent
- Is the property available for showings right now? If not, when will it be?
- Is the seller currently accepting offers or backup offers?
- What contingencies remain on any existing contract, and what are the deadlines?
- Are there multiple offers, or an offer review deadline?
- What closing date or possession timing does the seller prefer?
Contract notes and legal basics
MLS status is informational. Your legal rights and obligations come from the signed purchase contract and its contingency language. Always rely on written documents and guidance from your agent, lender, and a New York real estate attorney for contract-specific decisions.
Local practice can also vary by listing. In Katonah and much of Westchester, “Active Under Contract” often means the seller is still marketing while the primary buyer completes contingencies. Confirm the specifics with the listing agent before you decide on showings or a backup offer.
Work with a local advisor
If you want an edge in a fast-moving market, stay close to an expert who tracks status changes and knows how to position your offer. With deep Northern Westchester knowledge and a boutique, hands-on approach, you get timely guidance, clear communication, and steady advocacy from search through closing. When you are ready to explore Katonah and nearby towns, reach out to Harriet Libov for buyer representation tailored to your goals.
FAQs
If a Westchester home is Under Contract, can I still see it?
- It depends on the listing. Some “Active Under Contract” homes allow showings and backup offers, while most “Pending” homes do not. Ask the listing agent what is permitted.
What does Coming Soon mean for Katonah buyers?
- The property is posted as upcoming and showings usually wait until it becomes Active. Track the activation date and be ready to tour and offer as soon as it goes live.
How do backup offers work in Westchester?
- You submit a full offer that becomes primary only if the existing contract fails. Terms often mirror a standard offer, and timing depends on the primary buyer’s contingencies and deadlines.
Does Active Under Contract mean I still have a chance?
- Often yes. Sellers may continue showings and accept backup offers while the primary buyer clears contingencies. The likelihood depends on those contingencies and how soon they expire.
Why would a listing be Temporarily Off Market?
- Common reasons include repairs, owner schedule, or tenant access. It is not a permanent withdrawal. Ask when showings may resume and if the seller will discuss future offers.
How fast should I act on an Active listing in Katonah?
- In a low-inventory market, decision windows can be short. Have your pre-approval, proof of funds, and terms ready so you can schedule a showing and submit promptly when a home fits.
