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The Guam real estate market continues to adjust as we move through the first part of the year. Some indicators slowed down, while others tightened. When those things happen at the same time, it usually signals a market that is balancing rather than crashing. The Living On Guam Realty TEAM tracks these numbers every month to help Buyers and Sellers understand how the Guam real estate market is changing. Let’s break down what February’s data is telling us. |
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February 2026 Guam Market Snapshot
Here’s a quick look at the latest Guam real estate numbers.
• Average Days on Market: 149 days
• Sale-to-List Ratio: 95.81%
• Months of Inventory: 9 months
• Median Home Price: $440,000
Compared to January, homes are taking longer to sell, but inventory dropped significantly. Prices stayed relatively stable month to month.
“The February numbers show a market that is adjusting, not collapsing. ”
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How Is the Guam Real Estate Market Right Now?
The February data shows a market that is becoming more balanced.
Homes are taking longer to sell compared to last year, which gives Buyers more time to evaluate properties. At the same time, inventory has dropped significantly compared to January.
This combination can lead to a market where pricing strategy becomes even more important for Sellers.
“The Guam real estate market is shifting toward balance where preparation and pricing matter more than timing.”
Breaking Down the February Market Numbers
Here are the four numbers we monitor every month.
Average Days on Market
• February 2026: 149 days
• January 2026: 128 days
• February 2025: 119 days
Homes are staying on the market longer compared to both last month and last year.
This often means Buyers are taking more time to compare homes before making offers.
Sale-to-List Ratio
• February 2026: 95.81%
• January 2026: 94.63%
• February 2025: 97.13%
Homes are still selling close to asking price.
However, Buyers are negotiating slightly more compared to last year.
Months of Inventory
• February 2026: 9 months
• January 2026: 12 months
• February 2025: 16 months
This was the biggest shift this month.
Inventory dropped significantly compared to January.
That means fewer homes are currently available on the market.
“When inventory drops, market conditions can shift faster than many people expect.”
Median Home Price
• February 2026: $440,000
• January 2026: $443,250
• February 2025: $470,000
Prices stayed fairly stable compared to last month.
There has been some adjustment compared to last year, but the market appears to be stabilizing within a similar range.
Previous Market Update Post
Guam Real Estate Market Update What January 2026 Means for You
What This Means for Guam Home Sellers
Sellers today need to pay attention to pricing and presentation.
Because homes are taking longer to sell, Buyers have more time to compare listings.
The homes that attract interest early usually share three characteristics:
• realistic pricing
• strong presentation
• wide marketing exposure
“The first two weeks after a home hits the market often determine how the rest of the sale will go.”
Launching correctly matters more than ever.
What This Means for Guam Home Buyers
Buyers currently have slightly more time to evaluate homes.
With homes staying on the market longer, Buyers may have more negotiating room than during stronger Seller markets.
However, the drop in inventory could bring more competition if fewer homes continue entering the market.
“Smart Buyers prepare early so they can move quickly when the right home appears.”
A Quick Client Story
Recently we worked with a Seller who was worried because several homes in their neighborhood had been sitting on the market for months.
Instead of guessing, we studied the homes that had actually sold.
We noticed differences in pricing strategy, marketing exposure, and listing presentation.
We adjusted the strategy before launching the home.
The result was strong interest early and a successful sale while nearby listings were still sitting.
“Strategy often matters more than the market itself.”
What Areas on Guam Are Buyers Watching?
Some villages consistently attract attention depending on price range and location.
If you want to explore nearby areas, these searches are helpful.
Homes often appear in these villages:
• Homes for sale in Yigo
• Homes for sale in Dededo
• Homes for sale in Mangilao
• Homes for sale in Barrigada
• Homes for sale in Tamuning
Each village behaves slightly differently depending on price range and demand.
“Every village on Guam acts like its own micro-market.”
Three Key Takeaways
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Homes are taking longer to sell
Buyers are taking more time before making decisions.
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Inventory dropped sharply
The number of homes available decreased compared to January.
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Prices remained stable
Median prices did not move significantly month to month.
What Is Your Home Worth in Today’s Guam Market?
Many homeowners read market updates for one simple reason.
They want to know what their home might sell for today.
Two homes in the same neighborhood can sell for very different prices depending on:
• condition of the home
• upgrades and renovations
• lot size and location
• buyer demand in that price range
Online estimates rarely capture the full picture.
“The most accurate way to determine your home’s value is by studying the most recent sales and the homes currently competing with yours.”
The Living On Guam Realty TEAM prepares personalized home value reports that include:
• recent sales near your home
• active listings competing with your property
• price trends in your village
• buyer demand in your price range
If you’re curious what your home might sell for today, reach out to the Living On Guam Realty TEAM and we’ll prepare a quick market value review.
Frequently Asked Questions
1. Is the Guam real estate market slowing down?
The market is adjusting rather than stopping. Homes are taking longer to sell, but many properties are still selling close to asking price.
2. Are home prices dropping on Guam?
Prices have adjusted compared to last year, but they have remained relatively stable over the past several months.
3. Is now a good time to buy a home on Guam?
For many Buyers, yes. Homes are sitting longer which allows more time to evaluate options and negotiate.
4. Should Sellers wait to list their home?
That depends on individual circumstances. Some Sellers benefit from listing sooner while inventory is lower.
5. What affects Guam home prices the most?
Inventory levels, military relocation demand, and available housing supply tend to influence pricing the most.
6. How long does it take to sell a home on Guam?
Based on February data, the average is about 149 days, though well-priced homes can sell faster.
7. How can Sellers attract Buyers in today’s market?
Proper pricing, strong marketing exposure, and preparing the home before listing are the most important factors.
Your Next Step
If you want to understand how these February 2026 numbers apply to your specific situation, reach out to the Living On Guam TEAM.
Whether you’re Buying, Selling, or planning a move later this year, having a clear strategy matters.
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
