Essential Packing: 8 Must-Have Items for Your Household Goods Shipment to Guam

Key Market Highlights – September 2025

  • Average Days on Market: 127 (down from 138 in August, matching September 2024’s pace)

  • Sale-to-List Ratio: 96.28% (up from August’s 94.75%, and above September 2024’s 95.68%)

  • Months of Inventory: 11 (down from 12 in August, same as September 2024)

  • Median Price: $420,000 (down from $507,500 in August, slightly below $422,500 last year)

(See chart: September 2025 Market Update with all four indicators)

Military Member Buying in Mangilao, Guam What This Means for Sellers

September’s numbers lean in your favor: homes are moving a bit quicker and closer to list price compared to last month. While the median price dipped, this reflects the mix of homes that closed — not a collapse in value.

Inventory tightened slightly, dropping to 11 months. What does that really mean?

“Months of inventory” tells us how long it would take to sell all the homes currently listed if no new ones came on the market.

  • A balanced market is around 5–6 months.

  • At 11 months, Guam still has more supply than demand, which leans toward a buyer’s market.

  • But compared to 12 months in August, we’re seeing fewer new listings and more homes getting absorbed.

For you as a Seller:

This small shift means you’re facing slightly less competition than last month. While Buyers still have choices, the trend shows that homes are starting to move. Pricing and marketing smartly now can give you an edge before inventory drops further.

Military Member Buying in Mangilao, Guam What This Means for Buyers

For Buyers, September offers opportunity — but also competition. Homes sold closer to asking price and in fewer days than last month. That signals Sellers are less willing to discount.

Inventory tightened slightly, dropping to 11 months. What does that mean for you?

Even though there’s still a lot of supply compared to a balanced market (5–6 months), the dip from 12 months in August to 11 in September tells us that homes are being absorbed a bit faster than new ones are coming in.

For you as a Buyer:

  • You still have a wide selection, but the trend suggests that waiting may shrink your choices.

  • As inventory tightens, Sellers may feel more confident holding closer to their asking price.

  • If you’ve been sitting on the sidelines, this is a signal to get pre-approved and be ready — because the leverage you have today may not be as strong in a few months.

While the median dipped to $420K this month, most move-in ready single-family homes still list closer to $460K–$500K. VA Buyers continue to benefit from zero down, no PMI, and competitive interest rates, especially when paired with OHA and the utility allowance. Civilian Buyers also have strong options, from FHA to conventional loans, with some local lenders offering low down payment programs. The bottom line: whether military or civilian, having your financing strategy set is what positions you to succeed in Guam’s market.

Military Member Buying in Mangilao, Guam A Client Story

In September, we worked with a local VA Buyer who wanted stability after years of renting. He found a concrete single-family home listed at $460,000.

At first, he hesitated: the VA mortgage payment came out to about $2,800/month (PITI), higher than the $2,450 OHA rental cap he was used to. But here’s what changed his mind:

  • His utility allowance helped keep the total housing cost manageable.

  • The house wasn’t brand new, but being handy, he was confident making his own upgrades.

  • Most importantly, he realized that instead of spending OHA on rent each month, his mortgage payments would now build equity in his own home.

Fifty-one days later, he closed. Instead of competing for rentals, he’s now investing in his future.

Military Member Buying in Mangilao, Guam FAQs – Guam Housing Market September 2025

  1. Why did the median price drop to $420K?
    The median is just the middle point of all the sales that closed in September. This month, there were more lower-priced homes (like condos, townhomes, and some fixer-uppers) in the mix, and fewer higher-end homes compared to August. That pulled the median down.
    It doesn’t mean most homes are selling for $420K. In reality, if you’re looking for a move-in ready, concrete single-family home on Guam, you’ll still find most listings in the $460K–$500K range.

  2. Is it faster to sell now compared to last year?
    Yes. At 127 days on market, homes are selling quicker than last month and matching last year’s pace.
  3. How much negotiating room do Buyers have?
    Less than before. With a 96.28% sale-to-list ratio, Sellers are getting closer to asking price, meaning fewer discounts.
  4. What does 11 months of inventory mean?
    It would take 11 months to sell all current listings at today’s pace. While this still favors Buyers overall, it’s tightening compared to last month.

Military Member Buying in Mangilao, Guam Key Takeaways

  1. Sellers: Homes are moving faster and closer to asking price — now’s the time to list strategically. Choose the TEAM who has a proven selling system like 72Sold to get you the best results.

  2. Buyers: Median prices dipped, but expect realistic listings in the $460K–$500K range. VA loans and local loan programs make ownership attainable for both military and civilian Buyers. Work with a TEAM who knows how to negotiate in your favor.

  3. Market: Inventory is tightening, signaling gradual balance after years of oversupply.

Whether you’re a Seller wanting maximum return or a Buyer aiming for the best deal, strategy is everything.

Contact the Living On Guam TEAM today — we’ll help you move forward with clarity and confidence.

--

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."

The Ultimate Guide To Living In 76123, Fort Worth, Texas

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