October’s Guam real estate market gave buyers and sellers a mixed picture. Homes sold faster than in September, but sales closed further below asking price. Months of inventory rose sharply, and the median sale price fell.

The Living On Guam TEAM’s advice? Look at what these changes mean for your property, budget, and timeline before deciding your next move.

“Homes sold faster in October, but sellers received a smaller share of their asking price.”

Table of Contents

Guam market comparison for October 2025, September 2026, and October 2026 showing days on market, sale-to-list ratio, months of inventory, and median price.

Quick Market Snapshot

  • Average days on market: 136 days.

  • Sale-to-list ratio: 93.63%.

  • Months of inventory: 22 months.

  • Median sale price: $447,000.

How Is the Guam Real Estate Market Right Now?

October’s higher supply relative to the sales pace and lower sale-to-list ratio suggest buyers may have more negotiating room. Sellers still need to compete on price, condition, presentation, and terms.

That does not mean every listing is sitting or every seller will accept a low offer. The homes that closed sold faster than September’s sales. Conditions can also differ by village, property type, and price range.

For context, our September market update explains the tighter conditions heading into October. Our August market update shows how quickly the monthly picture can change.

Are Guam Homes Selling Faster?

  • October 2026: 136 days on market.

  • September 2026: 152 days.

  • October 2025: 126 days.

  • Month to month: Down 16 days.

  • Year over year: Up 10 days.

The homes that sold moved faster than September’s sales, but slower than last October’s. This measures completed sales. It does not predict how quickly every active listing will sell.

“ Your selling timeline depends on your home and its competition, not just the market average.”

How Much Are Guam Sellers Receiving Compared With Asking Price?

  • October 2026 sale-to-list ratio: 93.63%.

  • September 2026: 97.68%.

  • October 2025: 95.75%.

  • Month to month: Down 4.05 percentage points.

  • Year over year: Down 2.12 percentage points.

The lower ratio suggests more price negotiation among the homes that sold. It does not mean every buyer can expect the same discount. Price reductions and seller contributions also need a closer look when comparing individual sales.

“ Use comparable sales to support your offer, not a blanket discount based on the market average.”

What Does Higher Inventory Mean for Guam Buyers and Sellers?

  • October 2026: 22 months of inventory.

  • September 2026: 9 months.

  • October 2025: 14 months.

  • Month to month: Up 13 months.

  • Year over year: Up 8 months.

Months of inventory estimates how long the available supply would take to sell at the sales pace used in the calculation. It can rise because listings increase, sales slow, or both. These figures alone do not identify the cause.

For sellers, that makes competitive positioning especially important. For buyers, it may create more room to discuss price and terms. It does not mean an individual home will take that long to sell.

Guam Real Estate Market Update | What September 2026 Means for You

Previous Market Update Post

Guam Real Estate Market Update: What September 2026 Means for You

Are Guam Home Prices Falling?

  • October 2026 median sale price: $447,000.

  • September 2026: $513,500.

  • October 2025: $450,000.

  • Month to month: Down $66,500, or about 13.0%.

  • Year over year: Down $3,000, or about 0.7%.

The monthly drop was much larger than the annual change. The median is the middle sale price of the properties sold. A different mix of closings can move it without every property losing value.

“ A lower median does not tell you how much your own home is worth.”

What Should Guam Sellers Do Now?

Price against recent comparable sales and current competition. Prepare the home, address visible maintenance issues, use clear photos, and make showings easy.

Already listed? Review showing activity, buyer feedback, and competing homes. Waiting without adjusting the plan can add carrying costs and put pressure on your move date.

“ Give buyers a clear reason to choose your home.”

What Should Guam Buyers Do Now?

Get preapproved and confirm the cash you will need to close. Then compare homes around your daily life, including commute, parking, maintenance, and outdoor space.

You may be able to negotiate price, repairs, closing-cost assistance, or timing. Seller assistance still needs to be agreed to. Plan for any costs the seller does not cover.

If you are getting started, our guide to getting pre-qualified before looking at homes on Guam explains why financing belongs early in the process.

To compare locations and available properties, explore our home searches for Yigo, Dededo, and Tamuning.

How Does This Apply to a Buyer’s Plans?

A buyer recently came to us with a mortgage prequalification but no funds set aside for the deposit or closing costs. The next step was to clarify the cash needed and explore possible seller assistance.

More negotiating room could help, but it cannot guarantee the seller will cover those costs. The Living On Guam TEAM looks at the buyer’s finances alongside the property and offer terms.

“ Loan approval and having the money to close are two different things.”

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Three Key Takeaways

  1. Sellers need a competitive plan. Faster sales came alongside a lower sale-to-list ratio.

  2. Buyers may have more negotiating room. Financing and property-specific research still matter.

  3. The median needs context. Your home’s value needs comparable sales, not just an overall market figure.

What Is Your Guam Home Worth in Today’s Market?

The Living On Guam TEAM can review recent comparable sales, competing listings, and your home’s condition to help you set a realistic price.

Message us with your property address and selling timeframe to request a personalized home-value review and selling plan.

Frequently Asked Questions

  1. Is Guam a buyer’s market right now?

    The higher months of inventory and lower sale-to-list ratio suggest conditions favor buyer negotiation overall. Your price range and property type may look different.

  2. Should I lower my Guam home’s asking price?

    Review comparable sales, competing listings, showing activity, and buyer feedback first. The median alone is not a reason to reduce your price.

  3. Does higher inventory mean my home will take longer to sell?

    Not necessarily. Months of inventory measures supply relative to sales pace. Pricing, condition, and demand for your home affect its timeline.

  4. Should Guam buyers wait for prices to fall further?

    This report cannot predict next month. Base your decision on affordability, available homes, and your own timing.

Ready to Plan Your Next Move on Guam?

  1. Selling? Ask the Living On Guam TEAM for a personalized selling plan based on your property, competition, and timeline.

  2. Buying? Tell us your budget, preferred location, and timeframe so we can help you prepare your search.

  3. Ready to get started? Message Leah on WhatsApp. No rush. No pressure.

Living On Guam Realty — Moving You Forward
Leah del Mundo — Guam’s First AI Certified Agent, Guam’s Exclusive 72Sold Certified Agent

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A local Guam real estate agent is ready to help you find your next home!