You spotted “Active Under Contract” on a Gallatin listing in RealTracs and felt a jolt of hope. Is the home truly off the market, or do you still have a shot? That reaction is normal when a great property seems just out of reach. In this guide, you’ll learn exactly what AUC means in RealTracs, how it affects showings and offers, and when a smart backup offer can put you first in line if the primary deal falls apart. Let’s dive in.
What AUC means in RealTracs
“Active Under Contract” means the seller has accepted an offer, but the deal still has open contingencies or conditions. The listing remains active in the MLS and can often accept backup offers. Many AUC homes also allow showings, depending on the seller’s instructions. Common reasons for AUC include inspection, appraisal or financing contingencies, or a seller condition like finding a replacement home.
Because MLS terminology can vary by region and brokerage, always review the MLS remarks and confirm details with the listing agent for a specific property in Gallatin. RealTracs provides its own status glossary, and local brokers may give specific instructions.
How AUC differs from other statuses
- Active: No accepted offer. Fully available for showings and offers.
- Active Under Contract: Accepted offer with contingencies. Backups may be accepted, and showings may be allowed per seller.
- Pending or Under Contract — No Showings: Contingencies are typically satisfied or waived. Showings are usually restricted, and backups are unlikely.
- Closed: Transaction finished and recorded.
What AUC means for Gallatin buyers
AUC is not a stop sign. It is a heads-up that another buyer is first in line, but you may still tour the home and submit a backup. Your experience will depend on the seller’s instructions and the stage of the primary contract.
Showings and access
Many AUC listings remain showable in Gallatin, often by appointment. Some sellers prefer to limit tours to highly qualified buyers. Check the MLS remarks and showing instructions and have your agent confirm with the listing agent before you schedule.
Backup offers are allowed
In most cases you can submit a written backup offer while a listing is AUC. Listing brokers generally present all offers, and the seller decides whether to sign a backup agreement. If backups are being accepted, your agent can advise on terms that match the seller’s goals while protecting your interests.
Timing and status changes
AUC often lasts through the inspection and financing periods of the primary contract. If contingencies are removed, the listing usually updates to Pending. If the primary deal falls through, a signed backup can move into first position, or the seller may return the listing to Active or continue as AUC while negotiating.
When a backup offer makes sense in Gallatin
Pursue a backup when the value and timing line up for you. Consider it if:
- Inventory is tight in Sumner County and the home fits your top priorities.
- The primary contract has longer contingency windows, which raises the odds of change.
- You can be flexible on timing and move quickly if you become the primary buyer.
- The property is uniquely desirable and there are few close substitutes.
You might hold off on a backup if:
- The primary buyer removed contingencies quickly or has a very short timeline.
- The primary contract shows strong buyer commitment, such as large earnest money and firm financing.
- Your financing or move schedule would not let you step in on short notice.
Local context matters. Gallatin is part of the Nashville metro, and competition can rise in spring and summer. When inventory is tight, backups become more valuable.
Build a strong backup offer
A focused, clean offer signals to the seller that you are serious and ready.
- Show you are qualified. Include a current lender preapproval or proof of funds for cash.
- Clarify earnest money. A meaningful deposit shows commitment. Make sure the contract states what happens to it if you later terminate under allowed terms.
- Offer reasonable timelines. Shorter inspection or financing periods can help, as long as you are comfortable with the risk.
- Use clear backup language. State that your offer is a backup and explain how it becomes primary if the first contract ends.
- Set an expiration date. Decide how long you want to remain in backup position.
- Be flexible on terms. Consider a flexible closing date or simple non-monetary requests.
- Consider escalation with care. If you use an escalation or first-right clause, ensure it is drafted properly and fits local practices.
Communication checklist
- Confirm with the listing agent whether the seller is accepting backups and allowing showings.
- Submit a signed backup offer with your preapproval or proof of funds.
- Ask how the seller wants to handle communication and updates on backups.
- Request key dates for the primary contract’s inspection and financing milestones.
- Stay ready. If the primary deal ends, you may need to act fast.
Manage risk and timelines
- Know your earnest money terms in a backup scenario before you sign.
- Confirm that your lender can meet the timelines you offer.
- Shorten or waive contingencies only after discussing risk tolerance with your agent.
Quick local scenarios
Example 1: You love a Gallatin home that just switched to AUC with inspections still ahead. You tour, submit a clean backup with tight timelines, and stay in touch on the inspection date. If the primary buyer and seller cannot agree on repairs, you could move into first position immediately.
Example 2: A similar home is AUC, but the primary buyer’s contingencies are already removed. You like the property but decide a backup is unlikely to matter this time. You keep searching while watching the status in case something changes.
Your next step
If an AUC listing fits your goals, do not wait for it to fall out of contract. Get clarity on showings, decide whether to submit a backup, and position your offer so you are ready if the door opens. For calm, contract-smart guidance in Gallatin and Sumner County, connect with Kim Rowland - Oak Leaf Real Estate to map your next move.
FAQs
What does “Active Under Contract” mean in RealTracs for Gallatin buyers?
- It means the seller accepted an offer with contingencies, but the home can often still be shown and can accept backup offers depending on the seller’s instructions.
Can you tour a Gallatin home that is Active Under Contract?
- Often yes, but showings depend on the seller; check MLS remarks and have your agent confirm with the listing agent.
Should you submit a backup offer on an AUC home in Sumner County?
- Submit one when the home is a strong fit, contingency windows are still open, and you can move quickly if the primary contract ends.
How long do RealTracs AUC listings stay AUC?
- Typically through inspection and financing periods; once contingencies are removed, the status often changes to Pending.
Does AUC mean the primary deal will fail?
- No; AUC only means contingencies remain, not that the deal will fall apart.
What makes a backup offer competitive in Gallatin?
- Strong preapproval, clear earnest money, reasonable timelines, clean terms, and explicit backup language with a defined expiration can help.
