How Much Inventory Is Truly “Active” vs. “Offer Accepted, Still Showing Active”?
If you’ve been browsing listings lately, you’ve probably noticed homes marked as “Active” that already have offers. It’s confusing—and in Lubbock, it makes the market look busier than it really is.
The truth is, not all “active” listings are truly available. Many are technically under contract but still marked “active” while they move through option periods or financing stages. It’s part of how our MLS reports data—but it can skew what buyers and sellers believe about inventory.
Here’s the breakdown:
Across Lubbock County, roughly 20–30% of listings labeled “active” are actually under contract.
In the $250K–$400K range, where demand is strongest, that number is often even higher.
Upper-end homes over $600K have more true active listings, since their negotiation windows tend to be longer.
For buyers, this means what looks like a wide selection may actually be much thinner once you filter out “active under contract” homes. That’s why having a Realtor who knows which homes are truly available—today—saves time and frustration.
For sellers, the illusion of inventory matters too. If you’re pricing your home based on the number of “active” listings, you may think you’re facing heavier competition than you really are. I run filtered MLS reports that separate true actives from homes already under contract, so my sellers base decisions on reality, not inflated numbers.
It also explains why days-on-market stats can be misleading. When a home marked “active under contract” continues to rack up days while waiting to close, it makes the market appear slower than it actually is.
Understanding this nuance changes strategy. Buyers can act faster on genuine opportunities, and sellers can list with confidence knowing the field is smaller than it seems.
Every week, I scrub MLS data to update my clients with accurate inventory counts for their price range and zip code. Because when it comes to real estate, it’s not just about what’s listed—it’s about what’s truly in play.
— Insights from Tess Hernandez, Realtor | Reside Real Estate
You can love a house and be wrong about the neighborhood. Here is how to research a neighborhood properly before you commit, what to look for beyond the obvious, and w… Read more
Getting approved and actually affording the payment are two different things. Here is the gap most buyers do not talk about, how to evaluate what you can genuinely sus… Read more
Losing a home you love to another buyer is one of the most emotionally painful experiences in real estate. Here is how to position yourself to win when it matters, wha… Read more
It is one of the most common fears first-time buyers carry into a purchase. Here is how to protect yourself before closing, what to do if something does break, and why… Read more
A price reduction feels like losing but it does not have to be. Here is how to think about it clearly, when to make the move, and how to do it in a way that actually g… Read more
Buying the listing is one of the oldest tricks in real estate and it costs sellers more than they realize. Here is how to spot it before you sign anything, what questi… Read more
A low appraisal is one of the most stressful moments in a real estate transaction from the seller's perspective. Here is exactly what it means, what your options are, … Read more
No, you do not. But knowing which items are worth addressing and which ones are not is the difference between a smooth negotiation and a deal that falls apart over thi… Read more
The inspection is the moment sellers dread most and it does not have to be. Here is what actually happens after an inspection, what you are and are not obligated to do… Read more
Get assistance in determining current property value, crafting a competitive offer, writing and negotiating a contract, and much more. Contact me today.
TESS HERNANDEZ
6901 Quaker Ave Ste 100 Lubbock, TX 79413