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