How ‘Coming Soon’ Listings Work In Birmingham

Ever spot a Birmingham listing labeled “Coming Soon” and wonder if you can tour it or make an offer? You are not alone. In today’s low-inventory market, those two words can feel exciting and confusing at the same time. You want early access without risking a misstep.

This guide breaks down what Coming Soon means in Birmingham and greater Oakland County, how timing and access typically work, and the practical steps you can take to see homes early. You will also learn key risks to watch and how to protect yourself. Let’s dive in.

What “Coming Soon” means in Birmingham

A Coming Soon listing signals that a property will be on the market soon, but it is not yet fully Active for public showings. Sellers and their agents often use this window to finish staging, repairs, photography, or paperwork.

Coming Soon is governed by local MLS rules and national guidance. In Birmingham and most of Oakland County, listings are handled through Realcomp, which sets the status definitions and timing. Policies can change, so ask your agent to confirm the current Realcomp rules for any property you are considering.

Coming Soon vs Active

• Active means the home is open to public showings and offers through the MLS.
• Coming Soon usually means limited visibility and restricted access. The listing is preparing to go Active on a specified date.
• When a home turns Active, it typically syndicates to public portals and is broadly marketed.

Coming Soon vs off-MLS pocket listings

• Pocket or off-MLS listings are marketed privately and may never be entered in the MLS.
• Coming Soon appears in the MLS under specific rules, which helps maintain transparency and cooperation among brokers.
• The goal is to balance preparation time for the seller with fair access for buyers.

Why these rules exist

National policy known as Clear Cooperation requires brokers to submit a home to the MLS within a set timeframe if it is publicly marketed. This helps keep the marketplace transparent and fair. Local MLSs, like Realcomp, implement their own Coming Soon rules to align with that policy.

Rules and timing to expect

Exact rules vary by MLS and can shift over time. In Oakland County, Realcomp governs most listings. Your best move is to ask your agent to check the status details and the seller’s instructions on each listing.

Typical duration and Active date

• Many MLSs cap the Coming Soon period, often somewhere in the 7 to 21 day range. The exact number depends on local policy.
• Most systems require a future Active date so buyers and agents know when public showings will begin.

Showings and offers during Coming Soon

• Some MLS policies prohibit showings and offers while a listing is in Coming Soon status.
• Others allow limited broker previews or private showings with seller permission.
• Your agent should verify the listing’s showing notes and communicate directly with the listing agent to understand what is allowed.

Public marketing limits

• Coming Soon commonly restricts broad public advertising. That can mean no yard sign, no portal syndication, and no wide social media push until the property is Active.
• Limited broker-to-broker communication and previews are more typical during this pre-market phase.

Transitioning to Active

• Once the Coming Soon window ends or the Active date arrives, the listing moves to Active and normal showings begin.
• If a seller or brokerage publicly markets the property beyond what is permitted, the listing may need to be moved to Active sooner.

How buyers get early access

Because Coming Soon is designed to limit public advertising, early access is mostly broker-driven. Your best path is to work with a connected local buyer’s agent who is active in Birmingham and the wider Oakland County market.

Hire a connected buyer’s agent early

Choose an agent who participates in Realcomp, tracks local Coming Soon activity, and has relationships with Birmingham listing agents. A well-networked agent can learn about homes early and advocate for you.

Get fully pre-approved, not just pre-qualified

A full underwriter-level pre-approval or strong proof of funds sets you apart. Listing agents and sellers are more likely to consider early showings if you can demonstrate readiness to move.

Tap broker previews and internal lists

Agents often receive daily updates and broker emails about upcoming listings. Ask your agent to watch those channels, attend previews, and request private tours if permitted.

Encourage agent-to-agent outreach

Your agent should contact listing agents as soon as a relevant Coming Soon appears. A professional, timely inquiry can put you at the front of the line if a private showing opens up.

Be flexible and fast

If you get a preview, be ready to make decisions quickly. Strong terms, a clean offer structure, and responsiveness can help you secure a home before competition builds.

Buyer checklist

Use this checklist to prepare for Birmingham Coming Soon and pre-market opportunities:

• Choose a local buyer’s agent active in Birmingham and registered with Realcomp.
• Obtain a written mortgage pre-approval or proof of funds.
• Prepare ID, recent bank statements, and documents that show your ability to close.
• Discuss with your agent what offer terms you can accept, including price range, contingencies, and closing timing.
• Ask your agent to add you to broker previews or VIP buyer lists for your target neighborhoods.
• Decide in advance whether you will consider escalation clauses, larger earnest money, or other competitive terms, and understand the risks.

Example short timeline

Here is a typical flow when a Birmingham property appears as Coming Soon. Timing depends on Realcomp rules and the seller’s instructions.

• Day 0: Listing appears in the MLS Coming Soon feed with a planned Active date 3 to 7 days later.
• Day 1: Your agent calls the listing agent to request a preview. A broker-only open or a private showing may be scheduled if allowed.
• Day 2 to 3: You tour in person or virtually. If permitted, you submit a strong offer or prepare to do so immediately on the Active date.
• Day 4 to 30: Inspection, appraisal, underwriting, and closing proceed according to your contract.

Risks and buyer protections

Early access can be powerful, but you should understand the trade-offs and protect your interests.

Fair housing and equal access

Agents must market and show properties in a way that complies with fair housing laws. Your agent should follow MLS and brokerage guidance to ensure the process is transparent and inclusive.

Transparency and broker obligations

MLS rules and brokerage policies often require clear disclosure of status, seller instructions, and cooperating compensation. Your agent should verify details early so you understand how representation and compensation are structured.

Pricing and appraisal risk

Pre-market sales may lack broad market feedback. If you pay above recent comparable sales, the appraisal could come in short. Discuss your down payment, appraisal contingency, and backup plan with your agent and lender before you submit an offer.

Reduced competition vs reduced feedback

Moving early may help you avoid a bidding war. The trade-off is less market data to tell you what other buyers would pay. Balance speed with value by reviewing comparable sales and neighborhood trends with your agent.

Contract timing and inspections

Some sellers prefer shorter timelines or fewer contingencies. You can stay protected by keeping key contingencies and working with a lender and inspector who can move quickly. Agree on realistic but efficient timelines before you write.

Policy changes and enforcement

MLS rules are updated from time to time. Ask your agent to confirm current Realcomp policy on showings, advertising, and the maximum Coming Soon window for any specific listing.

Tips for relocating buyers

If you are moving to Birmingham from out of the area, a few adjustments can help you act with confidence.

• Set up a video consult with your agent to define your must-haves, neighborhoods, and budget.
• Ask for live video tours during broker previews or private showings when available.
• Pre-schedule an in-person visit window so you can tour immediately if a top match appears.
• Have your lender and inspector lined up for rapid scheduling.
• Use offer tools common to the local market, such as stronger earnest money or an escalation clause, when appropriate and after reviewing the risks.

Bottom line for Birmingham buyers

Coming Soon status is a useful signal in Birmingham and across Oakland County. It tells you a property is close to market and gives you time to prepare. Your smartest move is to team up with a connected local agent, get fully pre-approved, and be ready to act the moment access opens.

If you want a boutique, high-attention approach to early access and negotiation in Birmingham, reach out to Closing and Toasting with Megan Prieur. You will get clear guidance, proactive outreach to listing agents, and a plan to compete with confidence.

FAQs

What does “Coming Soon” mean in Birmingham real estate?

• It indicates a home will be listed soon but is not yet fully Active for public showings, with timing and access controlled by MLS rules and the seller’s instructions.

Can you tour a Coming Soon home in Oakland County?

• Sometimes, depending on Realcomp rules and seller permission; your agent should check the listing notes and ask the listing agent what is allowed.

How long can a home stay in Coming Soon on Realcomp?

• Many MLSs set a short cap, often about 7 to 21 days, but you should have your agent confirm Realcomp’s current limit for a specific listing.

How can you get early access to Birmingham homes?

• Hire a connected buyer’s agent, secure full pre-approval, request broker previews, and be ready to tour and submit strong terms if a private showing is permitted.

What are the main risks of buying pre-market in Michigan?

• Limited market feedback can increase appraisal risk and pricing uncertainty, so balance speed with data, keep key contingencies, and verify details with your agent and lender.