Best of Luck,
Century 21 Tenace
If you haven't signed a Rep. agreement with another Realtor, then give me a call. I'd be happy to help.
Joe Stone - Realtor
Exclusive Homes Realty
Websites may or may not be offering you valid information. A Buyer Broker will be using your local MLS and will be able to see the status promptly. While you can make an offer on a home that is already under contract (this is known as a back-up offer), this isn't something I'd recommend unless the listing agent has indicated that the current offer looks to be having some issues.
Why tie yourself up and mentally dream about something that in all likelihood you're not going to be able to get. Find a good buyer broker to work with and move on.
The listing agent has then a few days to update the status of the listing. Don't be surprised if the second day after execution the status is still not updated. It is not a violation of MLS rules until 5 days have elapsed from the event to updating. If the weekend falls during that time, it can stretch even longer.
Can you still make an offer on a property that is already under contract?
Yes, of course. The listing agent is required by TRELA to present all offers in a timely fashion to the seller. The Realtor Code of Ethics also requires all offers to be presented to the seller for consideration (and usually the agent is required to give advice on what to do about the offer). Failure to present the offer is a violation of law and ethics, and subjects the agent to significant penalties.
Does the seller have to agree or even to entertain the offer?
No. The seller can ignore, reject or counter the offer, besides accepting it. However, if a contract already exists, then the offer must be made contingent on the existing contract's being terminated. We call the second accepted offer contingent on the first a "backup" contract, and a form is included in the offer describing the fact that the contract, if executed, requires the first contract to terminate.
The buyer's agent should know how to include the "backup" addendum in the offer package to the seller who has an existing contract.
Be warned, though, that on short sales listing agents often confuse their duties with the desires of the seller's bank. The bank may ask that all offers be shown to the bank or it may indicate that the deal is approved and no more offers will be entertained. Neither of these is actually completely true. The bank, unless it has a separate agreement with the seller/borrower, has no right to see all offers.
The seller is free to withhold any offer he likes, but if as part of his arrangement with the bank, he already agreed to show every offer, then that would obligate him to do so.
Whether the bank believes the offer is acceptable is not relevant to whether the seller signs a backup contract. The seller can withhold the backup contract from the bank unless/until the first contract fails, if the bank does not want to be bothered by other offers after it has approved one. But, the bank is not stupid, and listing agents who withhold a higher backup offer may find themselves at significant risk of liability for not notifying the bank that a higher offer has been made, even if the first one is approved. The reason is simple: money. A higher offer may result in the bank's losing less money - the broker may find himself coughing up the difference in offers if he hides the backup.
Feel free to ask your agent to go ahead and prepare a backup offer. If she looks confused or refuses to do as you ask, find a new agent to help you.
Lynn911 Dallas Realtor & Consultant, Credit Repair Advisor
Multimillion Dollar Sales Producer
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If you want to see the house status. I would be more than happy to check it out for you. You can email me at firstname.lastname@example.org
But as far as the status on MLS, sometimes the agent dont update the status right away so it can be some delay.
You can visit http://www.findyourtexashome.com/garland/ for homes in the Garland area.
JP and Associate
If you are shopping for homes on aggregate real estate websites like Zillow and Trulia you must accept the fact that you have one hand tied behind your back. That is always the option you have. The result, as is often repeated here in these Q & A's is buyers asking, "Why is everything for sale on Trulia already under contract?"
The real estate professional with whom you are working will be able to explain in great detail what is taking place regarding your specific situation. If you are working without representation...well, you are pretty much on your own. As you are finding out, if you are a serious buyer, you should be using serious resources to find homes and professional resources to guide you to success. Making such choices means you won't be chasing the vapors of homes already sold.
It should be noted that real estate professionals do not enter data into aggregate real estate websites like Trulia and Zillow. Agents ARE NOT RESPONSIBLE for the data appearing here. (i.e. Active) Trulia states they receive real estate data from another data aggregater,..ListHub. Not even from Realtor.com !
If you are not working with a pro you should contact a real estate professional in the location in which you have interest. They can hook you up with serious tools and resources.
Best of success to you.
Call me with the address and I will check into it for you.
Accredited Buyers Representative
Coldwell Banker Jane Henry, Realtors