The Guam housing market continues to shift, and August 2025 brought some eye-opening numbers. Whether you’re a Buyer hoping to find the right home at the right price or a Seller weighing your next move, the data tells us a lot about where the market is headed.
Let’s break it down together.
Key Market Numbers – August 2025
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Average Days on Market (DOM): 138 (July 2025 – 116 | August 2024 – 121)
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Sale-to-List Ratio: 94.75% (July 2025 – 96.94% | August 2024 – 95.73%)
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Months of Inventory: 12 (July 2025 – 12 | August 2024 – 11)
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Median Price: $507,500 (July 2025 – $428,300 | August 2024 – $433,700)
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What This Means for Sellers
Sellers, the message is clear: homes are sitting longer and selling for less relative to their asking price.
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Longer Days on Market: At 138 days, homes are taking about 3 weeks longer to sell compared to last year. This suggests Buyers are more cautious, and properties that aren’t priced right from the start risk becoming stale.
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Weaker Sale-to-List Ratio: Dropping below 95% means Sellers are conceding more in negotiations. Buyers are pushing back, and Sellers often need to adjust expectations to get to the closing table.
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Higher Inventory: With 12 months of supply, Buyers have options. That puts downward pressure on prices unless a Seller takes steps to stand out.
And yet… look at that median price jump. Homes sold in August closed at a median of $507,500—up nearly $80,000 from last month and about $74,000 higher than a year ago. What does that tell us?
It’s not that all homes are suddenly worth more—it’s that the right homes (well-prepared, well-priced, and well-marketed) are commanding premium offers.
Seller Strategy:
- Price smart: Don’t chase the market. Competitive pricing upfront is your best shot at attracting multiple Buyers.
- Marketing matters: Professional photography, staging (or virtual staging), and online visibility are crucial in a crowded market.
- Lean on negotiation expertise: With Buyers testing limits, you need an experienced TEAM on your side to secure the best outcome.
What This Means for Buyers
Buyers, while competition has cooled, the data shows two very different stories:
- On one hand, inventory is high and Sellers are making concessions. That means more room for negotiations, more choices, and less urgency compared to the frenzied market we’ve seen in past years.
- On the other hand, the median price surge proves that desirable homes are still commanding top dollar. Waiting too long or lowballing could mean missing out on the properties that truly fit your needs.
Buyer Strategy:
- Be decisive: If a home checks your boxes and is priced right, don’t wait. The best properties don’t linger.
- Know your numbers: Work with your lender so you’re ready to act when the right home comes along.
- Leverage the slowdown: Use longer DOM and motivated Sellers to negotiate better terms, closing cost credits, or improvements
The Guam Market in Context
Guam is unique. Military presence, limited land, and high construction costs shape our housing market in ways the mainland doesn’t experience. Even with higher inventory, Guam’s long-term demand drivers—military relocation, government contracts, and lifestyle Buyers—keep pressure on supply.
That’s why strategy matters more than stats. You can’t simply look at “12 months of inventory” and assume prices will collapse. Instead, you need a plan tailored to Guam’s market realities.
Moving Forward
The takeaway from August 2025:
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Sellers need to position their homes smartly to attract offers in a slower market.
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Buyers need to act strategically to capture opportunities without getting priced out of the most desirable homes.
The numbers may look intimidating, but with the right guidance, this is a market full of opportunity—for both sides.
Work With the Living On Guam TEAM
Whether you’re buying or selling, you don’t have to navigate this shifting market alone. Our TEAM has the strategies, data, and marketing systems to help you move forward with confidence.
Contact the Living On Guam TEAM today to get started with a personalized plan.
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Warmest regards,
Leah del Mundo
Guam’s Exclusive 72Sold Certified Agent
Guam’s First AI Certified Agent
"Moving you forward with your Guam real estate needs."
