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January is usually a reset month. New year. New expectations. And a lot of “let’s see what happens” energy. But January 2026 gave us real signals, not guesses. The Guam real estate market didn’t freeze. It didn’t fall apart. And it didn’t surge out of control either. What we’re seeing is a market that’s finding its footing at a higher price level, while Buyers and Sellers recalibrate. “January 2026 showed a market that is slower than the peak years, but far more stable than many expected.” |
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Are homes taking longer to sell on Guam?
Yes, but context matters.
Average Days on Market
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January 2026: 128 days
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December 2025: 131 days
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January 2025: 171 days
Homes are still taking time, but not nearly as long as last year. Compared to January 2025, listings are moving more than a month faster.
That tells us something important:
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Buyers are active.
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They’re just selective.
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Pricing and presentation matter more than ever.
This is not a “throw it on the market and see what happens” environment.
“Homes are selling faster than last year, but only when pricing matches today’s reality.”
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Are Buyers negotiating more in 2026?
Yes. And this is one of the biggest shifts we’re seeing.
Sale-to-List Price Ratio
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January 2026: 94.63%
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December 2025: 96.68%
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January 2025: 96.55%
Buyers are pushing back again. Not aggressively. But consistently.
What this means:
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Overpriced homes are getting corrected later, not sooner.
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Well-priced homes still attract serious Buyers.
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Concessions and terms are part of the conversation again.
This does not mean values are collapsing. It means negotiation has returned to the process.
“The days of automatic full-price offers are gone, but serious Buyers are still showing up.”
Is Guam inventory still high?
Inventory remains elevated, but it is stabilizing.
Months of Inventory
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January 2026: 12 months
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December 2025: 11 months
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January 2025: 13 months
This level of inventory gives Buyers more choice without pushing the market into distress.
Key points:
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Inventory is lower than this time last year.
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It has not snapped back to a Seller’s market.
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Balance is slowly forming.
Listings that move are the ones aligned with today’s conditions.
“Inventory hasn’t disappeared, but it’s no longer climbing unchecked.”
Are Guam home prices holding?
Yes. And this is one of the most important signals in the January data.
Median Home Price
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January 2026: $443,250
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December 2025: $442,500
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January 2025: $375,000
Prices are holding steady month-to-month and are significantly higher than one year ago.
That matters because:
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Sellers waiting for a major price drop did not get one.
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Buyers waiting for deep discounts are finding limited opportunities.
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The market is accepting higher prices rather than rejecting them.
This is not rapid growth. It is price stabilization.
“The Guam market isn’t dropping prices. It’s adjusting expectations. ”
Previous Market Update Post
Guam Real Estate Market 2025 Review | What It Means for 2026
What does this mean if you’re thinking about selling?
If you’re a Seller, January 2026 sends a clear message.
You can still sell.
But you cannot ignore the market.
Homes that are selling successfully right now tend to have:
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Accurate pricing from day one
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Strong presentation, especially for older concrete construction
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A clear understanding of Buyer negotiation behavior
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Early strategy adjustments instead of waiting months
We recently helped Sellers relocating off-island who initially priced based on last year’s market. Once pricing and expectations aligned with current Buyer behavior, activity picked up and the home moved forward.
Timing wasn’t the issue. Strategy was.
What about Buyers right now?
Buyers have something they haven’t had in a while: options.
That said, waiting without a plan comes with risk.
Buyers today benefit from:
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More inventory to choose from
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Greater leverage during negotiations
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Less competition on many listings
At the same time:
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Prices are not trending downward
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Interest rates still impact affordability
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Well-priced homes do not sit forever
This is a market that rewards preparation, not hesitation.
Three Key Takeaways
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Homes are selling faster than last year, but pricing precision matters.
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Buyers are negotiating again, especially on overpriced listings.
- Prices are holding, signaling stabilization rather than decline.
“January didn’t bring surprises. It brought clarity.”
Frequently Asked Questions About the Guam Market
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Is the Guam real estate market slowing down in 2026?
The market is slower than peak years, but more stable. Homes are selling faster than last year, and prices are holding.
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Is now a good time to sell a home on Guam?
Yes, if pricing and preparation align with current Buyer expectations. Homes priced correctly are still moving.
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Are Buyers getting better deals now?
Buyers have more negotiating power, especially on overpriced homes, but steep discounts are not common.
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Will Guam home prices drop later in 2026?
There is no data indicating a sharp price decline. Current trends point to stabilization.
Want to explore specific villages?
If you want to explore nearby areas, these village searches are helpful.
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Helpful reads from Living On Guam Realty
If you want more context around recent market shifts, these past updates may help.
Suggested past blogs:
What to Keep in Mind Moving Forward
This market rewards clarity.
Guessing costs time.
Waiting without a plan costs leverage.
Data-backed decisions protect value.
Your Next Step
If you want to understand how these January 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
