September brought some encouraging changes for Guam sellers. Homes sold faster than in August, inventory fell, and sales closed closer to asking price. Buyers still have options, but the market tightened from the previous month.

The Living On Guam TEAM’s advice? Use these trends to plan your next move, then look closely at the homes that actually compete with yours or fit your budget.

“ September improved from August, but sellers still need a realistic plan.”

Table of Contents

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

What changed in September?

September 2026 Market Snapshot

  • Average days on market: September 2026: 152 days; August 2026: 169; September 2025: 127.

  • Sale-to-list ratio: September 2026: 97.68%; August 2026: 96.34%; September 2025: 96.28%.

  • Months of inventory: September 2026: 9 months; August 2026: 14; September 2025: 11.

  • Median sale price: September 2026: $513,500; August 2026: $480,000; September 2025: $420,000.

For context, our August market update explains the slower conditions leading into September. Our July market update shows why a single month doesn’t tell the whole story.

Are homes selling faster?

Compared with August, yes. Compared with last September, no.

  • Month to month: Average selling time fell by 17 days.

  • Year over year: Average selling time increased by 25 days.

  • Sale-to-list ratio: Rose by 1.34 percentage points from August and 1.40 percentage points from last September.

Sellers received a higher share of asking price, but that doesn’t tell us whether homes had price reductions before selling.

“ Selling closer to asking price doesn’t remove the need to price carefully.”

Do buyers still have choices?

Inventory tightened in both comparisons:

  • Month to month: Down by 5 months of supply.

  • Year over year: Down by 2 months of supply.

Months of inventory estimates how long the available supply would take to sell at the current sales pace. A decline can reflect fewer listings, faster sales, or both. These figures alone don’t tell us which caused September’s change.

Buyers should get preapproved, compare homes, and prepare to act when the right property fits their finances. Commute, condition, insurance, and repairs belong in that decision, too.

“ Choose a home around your daily life and budget, not just its asking price.”

To compare locations and available properties, explore our searches for Yigo, Tamuning, Barrigada, and Tumon.

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Previous Market Update Post

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

Does the higher median mean your home is worth more?

The median increased substantially:

  • Month to month: Up $33,500, or about 7.0%.

  • Year over year: Up $93,500, or about 22.3%.

But the median is the middle price of the homes sold. A different mix of sales can move it higher. It doesn’t measure appreciation for every Guam home.

“ Your home’s value needs comparable sales, not just an islandwide median.”

What should sellers do now?

Price against recent comparable sales and current competition. Address noticeable maintenance issues, use professional photos, and make showings easy.

Already listed? Review showing feedback and competing homes. If buyers visit without making offers, look closely at price and condition. Plan around your move date rather than assuming September’s improvement guarantees a quick sale.

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

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How does this apply to a real client’s plans?

One client planning a future PCS to Guam asked about buying a home and renting it out after her next transfer. The commute, ownership costs, condition, and future rental potential all matter to that decision.

If you’re PCSing to Guam and plan to rent first, our Guam military rental planning page explains how to start your off-base housing search with the Living On Guam TEAM.

Three Key Takeaways

  1. The pace improved from August. Homes sold faster and closer to asking price.

  2. Inventory tightened. Buyers still need to compare carefully and prepare to act.

  3. The median needs context. Property-specific evidence should guide pricing and offers.

What else are buyers and sellers asking?

  1. Should sellers raise their price?

    Only if comparable sales and current competition support it.

  2. Should buyers expect a discount?

    Negotiating room depends on the property, its pricing history, and the seller’s situation. Market averages don’t guarantee a discount.

  3. Should I wait to make a move?

    Start with your finances and timeline. These figures can inform your decision, but they don’t predict next month.

Ready to plan your next move?

Selling? Ask the Living On Guam TEAM for a personalized selling plan. Buying? Tell us your budget, timeline, and what matters in your next home. Message Leah on WhatsApp to get started.

WhatsApp: +1-671-687-7520
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Leah del Mundo — Guam’s First AI Certified Agent, Guam’s Exclusive 72Sold Certified Agent

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