What’s Changed in Guam Real Estate Commissions Since the NAR Settlement?

Since the NAR settlement on August 17, 2024, Guam real estate commission rules have shifted. Buyers now negotiate for agent fees, and Sellers no longer automatically pay both sides. This change gives everyone more clarity, flexibility, and transparency in every Guam home sale.

 For Sellers in Guam

You’re no longer responsible for automatically paying the Buyer’s Agent. You just pay the Listing Agent you’ve hired to sell your home.

If a Buyer wants the Seller to help cover their agent’s fee, they now have to include that request in their offer — just like asking for a closing cost credit or a price reduction.

You get to review, counter, or accept based on what makes sense for you.

✅ Example:

You’re selling your home in Dededo, Guam for $500,000.

• You pay your Listing Agent their agreed fee
  
• Buyer requests 3% to cover their agent = $15,000
  
• You can agree, counter with a lower percentage (like 2%), or choose not to offer anything
  

But here’s something to keep in mind:

Many Buyers — especially first-timers or military families — are already stretched with closing costs (which run about 4–6% of the purchase price on Guam) and their down payment (if this applies).

So if a Seller refuses to help cover the Buyer’s Agent commission, that offer could fall apart — even if the Buyer is otherwise qualified and ready to go.

It’s a balancing act: protect your bottom line while still making your home accessible and attractive to motivated Buyers.

 For Buyers in Guam

You now sign a Buyer Representation Agreement with your agent. That agreement spells out:

• What your Guam Buyer’s Agent will do for you
  
• How much they charge
  
• And how they’ll be paid
  

✅ Example:

Let’s say you’re buying a home in Tamuning. Your agent charges 3% and you request that the Seller pays it. That part of your offer is now negotiable.

The Seller can:

• Say yes to the 3%
  
• Counter with a lower percentage
  
• Or say no altogether
  

 What Guam Real Estate Agents Should Be Doing to Earn Their Commission

For Sellers’ Agents

A great Guam Seller’s Agent should do a lot more than just put a sign in the yard and upload your listing to the MLS. Their responsibilities include — but aren’t limited to:

1. Price your home right the first time using real data, not guesswork.
   
   And not just be a yes-man because “that’s the price you want.”
   Why say yes to a number that’ll make your home sit and rot on the market?
   
   
2. Market your home aggressively.
   
   That includes professional photos and video tours, social media, email, text  campaigns, staging advice, and guidance on repairs that matter.
   
   
3. Have a strategy.
   
   Does your agent know how to position your home to create urgency and attract serious Buyers?
   Living On Guam Realty is Guam’s exclusive 72Sold Certified provider and we are trained to do exactly this.
   
   
4. Use AI tools to stay ahead.
   
   Does your agent use artificial intelligence to read the market, analyze Buyer behavior, and optimize your pricing?
   Living On Guam has the first AI Certified Agent on Guam — and that makes a huge impact.
   
5. Respond quickly to every inquiry, showing request, and offer.
   
   
6. Negotiate with confidence and protect your terms.
   
   
7. Keep you updated every step of the way.
   
   You should never feel like you’re in the dark. A great agent communicates clearly and regularly, so you always know where you stand in the process.
   

For Buyers’ Agents

A strong Guam Buyer’s Agent should do more than unlock doors. Their responsibilities include — but aren’t limited to:

1. Start with a clear roadmap.
   
   A good Buyer’s Agent will sit you down, explain the entire process, break down your estimated costs, and provide guarantees of performance — so you know what to expect and what they’re committing to.
   
   
2. Help you understand the Guam market and neighborhood trends.
   
   You need someone who knows the island — what areas are appreciating, what’s overpriced, and where the hidden gems are.
   
   
3. Pull comps and explain pricing before you write an offer.
   
   You shouldn’t have to guess whether a home is worth what they’re asking.
   
   
4. Structure a competitive offer that protects your interests — including how your agent’s commission will be covered.
   
   Especially now that it’s negotiable, your agent should help frame the offer in a way that works for you and appeals to the Seller.
   

5. Find ways to reduce your out-of-pocket costs.
   
   That includes exploring VA loans, down payment assistance, Seller credits, and negotiating fees — especially with Guam closing costs running 4–6% of the home price.
   

6. Negotiate actively for everything from price to repairs to timelines.
   
   Your agent should be speaking up, asking smart questions, and pushing for what matters most to you.
   

7. Keep you updated every step of the way.
   
   From contract to closing, you should never wonder what’s next. A strong agent will walk you through timelines, explain each stage, and keep communication consistent.

❗ Pro Tip:

The best agents won’t leave you guessing. Ask upfront:

“How often will you update me?”

If they hesitate — that’s a red flag.

 Why This Works Better When You Work with the Right Guam Real Estate Team

This new setup filters out the fluff. Only agents who truly do the work — and do it well — will thrive.

Living On Guam Realty brings the strategy, the technology, and the structure.

We’re Guam’s exclusive 72Sold Certified provider.

We’re led by the island’s first AI Certified Agent.

And we believe commissions should be earned — not expected.

 Final Thoughts

• Sellers: You pay your Listing Agent only. Everything else is negotiable.
  
• Buyers: You agree on your agent’s fee, and how it gets paid — either by you or as part of the offer.
  
• Everyone: It’s transparent, flexible, and fair — as long as you’re working with someone who shows up for you.
  

Want clarity on your next steps?

Let’s talk. No pressure — just facts, strategy, and support.

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With care,

Leah del  Mundo

Guam’s Exclusive 72Sold Certified Agent

Guam’s First AI Certified Agent