If this is your first overseas assignment, Guam’s rental process may feel unfamiliar. Instead of Basic Allowance for Housing, commonly called BAH, eligible service members living off base receive Overseas Housing Allowance, or OHA.

OHA affects how much rent is covered, how utilities are handled and which homes may qualify. Understanding these rules before touring properties can help you establish the right rental range and avoid surprises later.

Housing requirements and allowance amounts may change. Always follow the current instructions provided during your Housing orientation.

“ OHA is based on the rent you actually pay, up to your authorized ceiling. It is not a flat monthly payment like BAH.”

Table of Contents

• Guam OHA Basics
• Current OHA Rates
• Renting Above OHA
• Using the Utility Allowance
• Combining OHA
• Housing Validation
• Signing Before Validation
• Guam OHA FAQs

Getting the keys to your Guam rental is exciting.

You want to move in, unpack, and start making the place feel like home.

But before the furniture and boxes come in, take some time to document the condition of the property.

Your move-in inspection creates a record of what the home looked like when you received it. That record can become very important when you eventually move out.

“ The best time to protect your security deposit is the day you receive the keys—not the day you move out.”

If you are still looking for a home, our Renting on Guam guide explains the rental process and what to expect before signing a lease.

Table of Contents

• Why Does Your Move-In Inspection Matter?
• When Should You Do the Inspection?
• What Should You Photograph?
• What About AC Units and Appliances?
• What About the Yard and Exterior?
• Should You Document Keys and Remotes?
• Why Does This Matter Later?
• Where Should You Save Everything?
• What Should You Do Before Moving Out?
• Frequently Asked Questions
• 3 Key Takeaways

One of the questions I get from almost every military family is:

“What should I pack in my suitcase, and what should go in my Household Goods shipment?”

It’s a great question because your Household Goods (HHG) and vehicle usually arrive several weeks after you do. What you bring on the plane will make those first few weeks on Guam much easier.

The goal isn’t to pack more. It’s to pack smarter.

“ Pack for the weeks after you land—not just the flight to Guam.”

Table of Contents

• What Is Accompanied Baggage?
• A Quick Story
• What Should Go in Your Household Goods (HHG)?
• Think Beyond the Flight—You’re Moving to an Island
• Furniture Worth Bringing
• A Full-Size Portable Generator
• Tools & Equipment
• Before the Movers Pack Your Household Goods
• What Families Tell Me They Wish They Had Thought About
• What Can You Wait to Buy After You Arrive?
• Should You Ship Your Vehicle Early?
• Frequently Asked Questions
• 3 Key Takeaways
• Helpful Resources
• Final Thoughts

A prospective tenant recently told us about an experience she had while looking for a rental on Guam.

She had not met the agent.

They had not spoken by phone or video.

The agent had not explained the rental process or asked much about what she needed.

Instead, the agent sent her a Tenant Representation Brokerage Contract and asked her to sign it.

No explanation.

No context.

Just a contract.

Understandably, she hesitated.

From her point of view, someone she barely knew was asking her to sign an agreement before they had even discussed working together.

We do not believe that is how the relationship should begin.

Yes, Guam law requires a written agreement before a REALTOR® begins providing real estate services.

But that does not mean a contract should simply appear in your inbox with no explanation.

“ The law may require the agreement. Good service requires an explanation.”

Table of Contents

• Why Shouldn’t a REALTOR® Just Email You the Agreement?
• What Is a Tenant Representation Brokerage Contract?
• What Does Guam Law Actually Require?
• Does the Compensation Language Mean the Tenant Automatically Pays?
• What Does “Before Brokerage Services Begin” Mean?
• Why Does Living On Guam Realty Explain the TRBC First?
• What Does Signing the TRBC Mean for You?
• Are You Locked Into the Brokerage Forever?
• Can You Still Search for Rentals Online?
• Can You Work With More Than One REALTOR®?
• Frequently Asked Questions
• Why Does the TRBC Benefit the Tenant?
• 3 Key Takeaways
• Ready to Begin Your Guam Rental Search?

Most buyers want to start with the fun part.

They want to look at homes.

I get it. That is the exciting part.

You want to see the kitchen, the yard, the view, the neighborhood, and maybe picture where your couch will go.

But before you start seriously shopping for a home on Guam, there is one step that can save you time, stress, and disappointment.

You need to know your numbers.

For many buyers, that starts with a pre-qualification.

If you are closer to writing an offer, your lender may recommend a pre-approval.

This is not about making the process harder. It is about making the process clearer.

“ The goal is not just to find a home you like. The goal is to find a home you can actually buy.”

On Guam, this matters even more because our market is unique.

Inventory can be limited. Some homes move quickly. Some properties may not work for every loan type. Condo fees can change your monthly payment. Insurance, closing costs, repairs, and location all matter.

So before you fall in love with a home, it helps to know what price range really makes sense for you.

If you are just starting the process, our guide on buying a home on Guam is a good next step after you understand your numbers.

Table of Contents

• What Is the Difference Between Pre-Qualification and Pre-Approval?
• Will Getting Pre-Qualified Hurt Your Credit?
• Why Should You Know Your Numbers Before Home Shopping?
• Can Pre-Approval Make the Buying Process Faster?
• Why Do Sellers Care If You Are Pre-Qualified or Pre-Approved?
• Why Does Your Guam Real Estate Agent Need to Know Your Financing?
• What Documents Might a Lender Ask For?
• Can Living On Guam Realty Connect You With a Lender?
• A Quick Client Story
• Should You Get Pre-Qualified or Pre-Approved First?
• Q&A: Pre-Qualification and Pre-Approval on Guam
• 3 Key Takeaways
• Ready to Buy a Home on Guam?

You’ve probably seen listings that advertise a 2.25% or 2.75% VA assumable loan and wondered if it’s really as good as it sounds.

The short answer?

Sometimes.

A VA assumable loan can save you hundreds of dollars each month compared to getting a new mortgage at today’s interest rates. But that doesn’t automatically mean it’s the best choice for every buyer.

The biggest surprise for many buyers isn’t qualifying for the loan.

It’s figuring out how to pay for the seller’s equity.

Understanding that one piece can help you decide whether a VA assumable loan is a great opportunity—or whether a traditional VA loan makes more sense.

“ A low interest rate is only part of the equation. The real question is whether you can comfortably afford the seller’s equity.”

Table of Contents

• What Is a VA Assumable Loan?
• Who Can Assume a VA Loan?
• Why Are VA Assumable Loans So Popular Right Now?
• The Part Most Buyers Don’t Expect: The Equity Gap
• How Do You Calculate the Equity Gap?
• Should You Get Pre-Qualified Before Shopping for an Assumable VA Loan?
• Can You Use Secondary Financing to Cover the Equity Gap?
• When a VA Assumable Loan Made Sense
• When a Traditional VA Loan Was the Better Choice
• How Do You Find VA Assumable Homes on Guam?
• Questions Your Buyer’s Agent Should Ask
• Why Getting Pre-Qualified First Makes the Process Easier
• A Simple Checklist Before Pursuing a VA Assumable Loan
• Common Misconceptions About VA Assumable Loans
• Frequently Asked Questions
• Final Thoughts
• 3 Key Takeaways
• Ready to Explore VA Assumable Loans on Guam?

What your home is worth and what you hope it’s worth are not always the same number.

And if you’re thinking about selling, that’s one of the most important conversations you’ll have.

It’s completely natural to look at what you paid for your home, what you’ve invested in it over the years, and what you’d like to walk away with.

After all, this isn’t just a house.

It’s likely one of your largest financial assets.

We’ve never met a Seller who wanted to hear their home might be worth less than they hoped.

Honestly, we wouldn’t want to hear it either.

But here’s the challenge.

Buyers don’t see your home through the same lens you do.

They don’t know what you paid for it.

They don’t know how much you spent updating the kitchen, installing split AC units, repainting, upgrading bathrooms, adding solar panels, or improving the yard.

And they certainly don’t know what number you need to make your next move work.

“ The market doesn’t care what you need. It only cares what Buyers are willing to pay.”

What Buyers do know is what other homes are available today and what similar homes have recently sold for.

That’s what they compare your home against.

And that’s why pricing isn’t about hopes, wishes, or even needs.

It’s about the market.

Table of Contents

• How Do Buyers Determine Value?
• Why What You Spent Doesn’t Always Equal What You’ll Get Back
• What Happens When a Home Is Priced Too High?
• A Guam Seller Story
• Why Do Different Agents Recommend Different Prices?
• What Should Guam Sellers Be Looking At Right Now?
• Frequently Asked Questions
• What to Keep in Mind Moving Forward
• 3 Key Takeaways
• Your Next Step