Ever see the same Seattle home show as Active on one site and Pending on another? You are not alone. If you are buying in Seattle or greater King County, understanding how listings flow through the Northwest Multiple Listing Service (NWMLS) can save you time and stress. In this guide, you will learn what NWMLS is, how listings appear on public websites, what statuses like Coming Soon actually mean, and how offer timelines usually work here. Let’s dive in.
What NWMLS is and why it matters
NWMLS is the regional listing marketplace that serves Seattle and most of western Washington, including King County. It is a member platform used by licensed brokers to enter new listings, coordinate showings, update statuses, and record sales. It is not a single public website.
For you, this means the listing your agent sees in NWMLS is the authoritative record. Local brokers rely on NWMLS data for pricing insights, comparable sales, and accurate status updates. When you hear agents say “I will check the MLS,” they mean NWMLS in our market.
How listings travel from NWMLS to the sites you use
When a listing goes live, the listing broker enters details in NWMLS: price, photos, features, status, showing instructions, and more. From there, data flows to broker websites through IDX (Internet Data Exchange) and to major real estate portals through syndication agreements.
- IDX allows participating broker sites to display NWMLS listings to the public.
- Third-party portals may receive data directly or through broker feeds.
- Industry standards have moved from older RETS feeds toward the RESO Web API and RESO Data Dictionary, which help keep fields consistent across platforms.
Some fields are public and some are broker-only. Public fields include photos, key features, price, and general location. Broker-only fields can include confidential remarks, certain compensation or showing notes, and seller preferences. Your agent can see both, which is why they can confirm details that do not appear publicly.
Expect small delays between an NWMLS change and what you see on a public site. Some updates post quickly and others can take longer. If timing matters, have your agent verify status, showings, and offer details directly from the NWMLS record.
Reading listing statuses in King County
Status labels are simple in theory but can look different from site to site. NWMLS uses standard categories, while portals sometimes translate them into their own labels.
- Active: Available for showings and offers.
- Coming Soon: Listed in NWMLS and visible to the market but generally not open for public showings yet.
- Active Under Contract or Contingent: An offer has been accepted with contingencies. The seller may or may not allow showings or back-up offers.
- Pending: An offer has been accepted and the home is no longer being actively marketed.
- Closed or Sold: The transaction is complete.
- Withdrawn or Canceled: Removed from the market, either temporarily or permanently.
If a portal shows “Under Contract” or “Pending” when another site shows something slightly different, ask your agent to check the NWMLS entry. The MLS record is the source of truth for status and showings.
Coming Soon in our market
Coming Soon is designed to let sellers signal that a home is on the way. In many cases, public showings are not allowed while a listing is Coming Soon. Whether offers are allowed before the listing becomes Active depends on NWMLS rules and the listing broker’s approach. Sellers sometimes use Coming Soon to build awareness and set a clear start date for showings.
If a property you love is marked Coming Soon, ask your agent:
- When will it become Active for showings?
- Are any previews allowed for brokers before the Active date?
- Is the seller accepting offers during Coming Soon?
- Is there a planned offer review date once it is Active?
Showings and access basics
Showing instructions in the NWMLS entry are important. They spell out how to schedule, when access is allowed, and any restrictions for occupants. Listing brokers may allow broker-only previews before public showings, which can help your agent assess condition and fit.
For safety and privacy, lockboxes and entry protocols are used across King County. Follow the showing instructions your agent provides and be ready to schedule quickly if a home is popular.
Offers and timelines in Seattle
Offer timelines are shaped by strategy and market conditions. In many Seattle and King County neighborhoods, sellers set an offer review date to gather all offers at once. There is no rule that a seller must set a deadline, and a seller can choose to review offers as they come if that fits their strategy.
Multiple-offer situations remain common in certain price points and locations. Listing brokers often present all offers at the same time after the deadline. Some sellers prefer to review offers as they arrive. Both approaches are permitted when handled within NWMLS rules and state law.
Best practices for buyers:
- Get fully pre-approved, not just pre-qualified.
- Have recent proof of funds ready for earnest money or down payment.
- Ask your agent to confirm the offer review plan and response timing with the listing broker.
- Use clean, reasonable contingency timelines that show commitment without adding unnecessary risk.
- Consider escalation clauses and earnest money carefully. These tools can help in competition but require precise drafting and a clear ceiling you are comfortable with.
Multiple offers: how to compete without regret
Competing is about clarity and preparation. Decide your top price and terms before you write, then focus on a complete, clean offer that is easy for the seller to accept.
- Confirm disclosures and review them early if possible.
- Shorten but do not skip critical protections lightly. Inspection, financing, and appraisal timelines should fit both your risk tolerance and the seller’s needs.
- Ask your agent to communicate proactively with the listing broker about priorities, timeline, and any flexibility that could help both sides.
Practical checklist for first-time and relocating buyers
If you are new to the Seattle area or buying your first home, use this checklist to stay organized:
- Confirm the listing is in NWMLS and ask your agent to monitor the MLS record for updates.
- Get a lender pre-approval in hand and keep documentation current.
- Sign a buyer–broker agreement so your agent can fully represent your interests.
- Ask what the current status actually means for showings and offers.
- Clarify whether there is an offer review date and when the seller plans to respond.
- Request disclosures early and build time to review.
- Plan for inspection and closing timelines that fit typical local practices.
- If relocating, ask about school district boundaries, commute options, local assessments, and the King County property tax schedule.
Local resources you can use
You can expect accurate definitions and rules from these sources:
- Northwest Multiple Listing Service for member rules and status definitions.
- Real Estate Standards Organization for background on data standards.
- Washington REALTORS for consumer forms and guidance.
- Washington State Department of Licensing for broker licensing and consumer protection.
- King County Assessor and Recorder for parcel, tax, and public records.
If you ever see a conflict between a portal and a broker site, prioritize the NWMLS entry and the listing broker’s instructions. Your buyer’s agent can verify the latest status and showing details directly.
The bottom line
NWMLS is the backbone of Seattle and King County listing data. Public sites are helpful for browsing, but they can lag or label statuses differently. When you find a home you love, confirm the status, showing plan, and offer timeline through your agent so you can move with confidence.
Have questions about a specific listing, a Coming Soon you spotted, or how to structure a competitive offer? Reach out to Greg Erickson for clear, local guidance and a plan tailored to your goals.
FAQs
What is NWMLS for Seattle homebuyers?
- It is the regional database brokers use to list, update, and close Seattle and King County homes, and it is the authoritative source for status and showing details.
Why do Seattle listings show different statuses on sites?
- Public sites may translate labels differently or update at different speeds, so check the NWMLS record through your agent for the current status.
What does Coming Soon mean in King County?
- It signals a home is on the way, often without public showings yet; whether offers are allowed before Active depends on NWMLS rules and the listing broker’s plan.
How do offer review dates work in Seattle?
- Sellers sometimes set a deadline to review all offers at once, but they are not required to; always confirm the plan and response timing with your agent.
Are showings allowed when a listing is Pending in Seattle?
- Usually showings stop after an offer is accepted, though some statuses allow limited access or back-up offers; your agent can clarify the specific case.
How can I get the most current info on a Seattle listing?
- Ask your agent to check the NWMLS entry and contact the listing broker to verify status, showings, and any offer deadlines before you make plans.
