August 2026 Guam real estate market update bar graph showing days on market, sale-to-list ratio, months of inventory, and median price.

What changed in the Guam market during August?

Here are the four numbers we are watching:

August 2026 Market Snapshot

Average Days on Market

• August 2026: 169 days

• July 2026: 111 days

• August 2025: 138 days

Sale-to-List Price Ratio

• August 2026: 96.34%

• July 2026: 97.24%

• August 2025: 94.75%

Months of Inventory

• August 2026: 14 months

• July 2026: 13 months

• August 2025: 12 months

Median Sales Price

• August 2026: $480,000

• July 2026: $441,500

• August 2025: $507,500

Compared with July, homes took 58 days longer to sell. Compared with August 2025, they took 31 days longer. Inventory also increased both month to month and year to year.

“ A higher median price does not mean every Guam home became more valuable in August.”

We also saw the sale-to-list ratio fall by 0.90 percentage points from July. However, it remained 1.59 percentage points higher than it was in August 2025.

Why did the median price rise while the market slowed?

The median price rose by $38,500 from July, an increase of about 8.7%. But it was still $27,500 lower than in August 2025, a decrease of about 5.4%.

That is why sellers should not use the islandwide median as the value of their own property. Village, condition, size, upgrades, and comparable sales all matter.

“ Your home’s value comes from its competition and comparable sales, not the islandwide median alone.”

What does this mean for Guam sellers?

With 14 months of inventory, buyers can compare more homes. An overpriced listing may sit while buyers choose a better-positioned property.

Sellers should launch with strong photos, accurate information, good showing access, and a price supported by current evidence.

If the market response is weak, waiting several months to adjust can make the home look stale. Review online activity, showing feedback, competing listings, and new sales early.

“ In a slower market, pricing correctly at launch is more important than leaving extra room to negotiate.”

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What does this mean for Guam buyers?

Longer market times and more inventory can give buyers room to investigate, compare, and negotiate. A home that has been listed for several months may have a seller who is ready to discuss price, repairs, closing costs, or timing.

But not every seller will accept a low offer. The average August sale still closed at 96.34% of asking price.

“ More negotiating room does not mean every seller is ready to accept any offer.”

A Navy buyer preparing to PCS to Guam recently came to us with a budget near $500,000 and a goal of turning the home into a rental later. We considered condition, resilience, commute, future rent potential, and whether the numbers could work after the next transfer.

The best home is not automatically the newest listing or biggest price reduction. It is the property that fits your finances, daily life, and future plans.

Where should buyers explore?

Homes around this price range can appear in several parts of Guam. Buyers can explore homes for sale in Yigo, Dededo, Barrigada, and Chalan Pago to compare locations, commute times, property types, and prices.

If you are buying because of an upcoming military move, our Guam home-buying information for PCS families can help you prepare before arrival.

Three Key Takeaways

1. Buyers have more choices. Inventory rose to 14 months, and homes took much longer to sell.

2. Sellers need a realistic launch strategy. Price, condition, presentation, and early market response matter more when buyers have options.

3. The median price needs context. August’s $480,000 median was higher than July’s but lower than August 2025. It does not measure the value change of every property.

   “ The August market rewards buyers who prepare and sellers who respond quickly to the market.”

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Frequently Asked Questions

1. Is Guam currently a buyer’s market?

   Fourteen months of inventory generally gives buyers more choices and leverage. However, conditions vary by village, property type, condition, and price range.

2. Should sellers expect to negotiate?

   Yes. Homes sold for an average of 96.34% of asking price in August. That does not predict every sale, but it shows that negotiation is part of the current market.

3. Does the $480,000 median mean my home is worth $480,000?

   No. Your home needs to be compared with similar properties and recent sales in its specific market.

4. Should buyers wait because homes are taking longer to sell?

   Not automatically. Waiting only makes sense if it improves your finances or timing. Qualified buyers may already have more choices and negotiating room.

5. How can sellers avoid sitting on the market for 169 days?

   Start with evidence-based pricing, prepare the property, make showings easy, market it well, and respond quickly if buyers are not engaging.

Ready to Make Your Move?

1. If you are selling: Contact the Living On Guam TEAM for a personalized selling plan based on your property, competition, and timeline.

2. If you are buying: Ask the Living On Guam TEAM for a customized home search and an offer strategy based on current Guam market conditions.

3. Ready to talk? Contact Living On Guam Realty today and let us help you make your next move with a clear plan.

   “ You do not need a generic market opinion. You need a plan built around your property, budget, and timeline.”

WhatsApp: +1-671-687-7520
Living On Guam Realty — Moving You Forward
Leah del Mundo — Guam’s First AI Certified Agent, Guam’s Exclusive 72Sold Certified Agent