What 'Active Under Contract' Means in Colorado

You find the perfect Littleton home, but the status reads “Active Under Contract.” Now what? You are not alone if that label feels confusing. Many buyers assume the home is gone, and others think it is still wide open. The truth falls in between. In this guide, you will learn exactly what Active Under Contract means in Colorado, how it differs from Pending, and what smart next steps look like for Littleton and Arapahoe County buyers. Let’s dive in.

What “Active Under Contract” means in Colorado

In the Denver metro area, including Littleton, listings run through REcolorado, the regional MLS. Active Under Contract (AUC) signals that the seller has accepted an offer, but the home remains visible in the MLS while certain conditions are in play. Those conditions can include inspection, appraisal, financing, or title work that must be satisfied. Some sellers also keep the property visible to invite backup offers.

AUC is not the same as Active, where the seller is still reviewing offers and showings are typically open. It is also different from Pending, which usually means major contingencies are cleared and the seller is no longer accepting offers or showings. Keep in mind that MLS labels are administrative. The purchase contract controls the legal rights and timelines.

How listings move from Active to Closed

Most Littleton listings follow a common path:

• Active: On the market, showings usually allowed, offers welcome.
• Active Under Contract: Offer accepted, contingencies remain, and the seller may accept backup offers.
• Pending: Contingencies removed, moving toward closing, showings and new offers commonly paused.
• Closed/Sold: Transaction complete and ownership transferred.

Your strategy should match where the property sits in this sequence.

Showings and access while a home is AUC

Whether you can tour a home marked AUC is up to the seller and listing agent. Some allow showings, some restrict access to certain times, and others pause showings entirely. Public portals may still display a “request a showing” button, but the final decision is set in the showing instructions.

If you want to see an AUC home, act fast. Ask your agent to check the MLS remarks and showing notes for phrases like “accepting backup offers” or “no showings.” If showings are permitted, get on the calendar right away and arrive with a current pre-approval or proof of funds. That preparation makes you competitive if a backup offer is an option.

Backup offers: how they work

A backup offer is a written offer submitted after the seller has accepted a primary contract. If the primary contract is canceled according to its terms, the backup can move into first position.

Here is how backup contracts typically operate in Colorado:

• A backup is a binding contract that sits in second position until the primary terminates as allowed by the contract.
• Once the primary ends, the backup may automatically become the primary, or it may require a notice step. The exact process depends on how your backup is written.
• Earnest money is usually deposited with a title company or escrow holder according to the backup agreement. Be clear on how your deposit is handled if your backup never becomes primary.
• Contingency timelines for inspection, appraisal, and financing often begin once your backup becomes primary. Make sure that trigger is clearly defined in writing.

Risks and trade-offs with backups

Backup offers can be a smart way to secure a sought-after Littleton home without a bidding war, but there are trade-offs.

• Waiting is uncertain. The primary buyer might complete the deal without issues.
• Costs can add up. You may deposit earnest money or pay for early due diligence, even if the contract never becomes primary.
• You have less leverage. The seller and primary buyer may negotiate solutions that keep the first deal together.

The safest path is to structure clear timelines, deposit instructions, and contingency windows that protect you while still presenting a strong offer.

How to act quickly on AUC homes in Littleton

Use this step-by-step plan when a Littleton listing shows AUC:

1. Confirm the status and showing rules. Your agent should check REcolorado remarks and showing notes for access and backup-offer guidance.
2. Contact your agent immediately. Ask whether the listing is accepting backups and what the seller is prioritizing.
3. Gather documents. Have a current lender pre-approval, proof of funds for your down payment and closing costs, and a drafted contract ready to go.
4. Choose your strategy. Decide whether to submit a backup offer now or monitor the listing. Discuss earnest money, timelines, and contingencies with your agent and lender.
5. Set status-change alerts. Ask your agent to set MLS alerts for changes from AUC to Pending, back to Active, or Closed. Instant notifications help you react in real time.
6. Prepare to move fast. If the listing switches to Pending, the window for showings and backup offers may close quickly.

Make a stronger backup offer without overreaching

You can stay competitive while managing risk. Consider these tactics with your agent’s guidance:

• Shorten, do not waive, key contingencies. Tighter inspection or appraisal windows show commitment while keeping important protections in place.
• Use clean, clear language. Spell out when your contract becomes primary, how and when earnest money is due, and how notice is provided.
• Align closing timing. Match the seller’s preferred timeline when possible, and be flexible on possession windows if that helps the seller.
• Present proof of strength. Include a recent pre-approval and, if feasible, an underwritten approval to demonstrate financing readiness.
• Keep communication crisp. Prompt responses and complete paperwork help build trust with the listing side.

Local insights for Littleton and Arapahoe County buyers

The Denver metro market, including Littleton and nearby areas of Arapahoe County, can be active and competitive. Sellers often use AUC to keep exposure while contingencies are open. That means attractive homes can move from Active to AUC very quickly, and backup opportunities may appear or disappear within hours.

Your best advantage is timely information. Work with an agent who uses REcolorado alerts, watches status changes closely, and maintains professional relationships with listing agents. Local title companies are also well versed in holding earnest money for backup contracts and can help ensure a smooth process if your offer moves into first position.

What AUC does not mean

It helps to clear up a few misconceptions:

• AUC does not guarantee the home will go Pending. Contracts fall through for many reasons, but there is no prediction implied.
• AUC does not guarantee showings. Access is always at the seller’s discretion.
• AUC does not change contract law. The accepted purchase contract controls rights and timelines, not the MLS label.

Understanding these limits keeps your expectations realistic while you position yourself for the next opening.

When you should move on

Sometimes the best decision is to keep looking. You may choose to move on if the seller is not accepting backups, if showings are restricted and you cannot tour, or if the timelines and terms would create too much risk for you. Setting clear search alerts ensures you do not miss new Active listings that fit your criteria while you watch a favorite AUC property.

A trusted path forward in Littleton

If you see “Active Under Contract” on a Littleton home you love, you still have options. With the right plan, you can tour if allowed, position a sharp backup offer, and act fast if the primary contract changes. You do not have to navigate this alone. For responsive guidance, clear next steps, and local negotiation experience in Littleton and Arapahoe County, connect with Ken Posen - Compass. Schedule a free consultation.

FAQs

What does Active Under Contract mean in Colorado real estate?

• It indicates the seller accepted an offer, contingencies are still open, and the listing remains visible in the MLS. The seller may or may not allow showings and backup offers.

Can I tour a Littleton home that is Active Under Contract?

• Maybe. Showing access is set by the seller and listing agent. Have your agent check MLS showing instructions and request an appointment quickly if showings are allowed.

Can I submit a backup offer on an AUC listing in Arapahoe County?

• Yes, if the seller is accepting backups. Ask your agent to confirm with the listing side and prepare a clear, complete contract with defined timelines.

Will my backup offer automatically become primary if the first deal fails?

• Only if your backup contract states when and how it becomes effective. Some agreements convert automatically on termination of the primary; others require notice.

Do I need earnest money for a backup contract in Colorado?

• Typically yes. Earnest money is held by a title or escrow company per the contract. Confirm deposit timing and return terms if your backup never becomes primary.

What is the difference between Active Under Contract and Pending?

• AUC means an offer is accepted but contingencies remain, and the seller may accept backups. Pending usually means major contingencies are cleared and the seller is no longer accepting offers or showings.

How can I stay on top of status changes for Littleton listings?

• Ask your agent to set MLS alerts for status updates and price changes. Real-time notifications help you move quickly if a property returns to Active or if backup openings appear.