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)

 Guam Is About to Change — Again

Guam is no stranger to military growth. But the scale of what’s coming is significant. According to the Navy and Joint Region Marianas, we’re looking at an increase of about 7,000 service members by 2033. To prepare, the military plans to build or acquire 2,400 housing units — both family homes and single-service member quarters. (Stars & Stripes)

On paper, it’s a solution to help incoming troops and their families. In practice, it affects all of us who call Guam home.

Redfin’s Eye-Opening Report

Recently, Redfin released a report showing that the U.S. housing market has hit a record imbalance: nearly 500,000 more home Sellers than Buyers—the biggest gap on record.

This shift has Redfin analysts predicting that home prices may fall by about 1% nationwide by the end of the year. In many U.S. metros, that means a clear tilt toward a Buyer’s market.

But how much of this applies to Guam?

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

• Average Days on Market (DOM): 138 (July 2025 – 116 | August 2024 – 121)
  

• Sale-to-List Ratio: 94.75% (July 2025 – 96.94% | August 2024 – 95.73%)
  

• Months of Inventory: 12 (July 2025 – 12 | August 2024 – 11)
  

• Median Price: $507,500 (July 2025 – $428,300 | August 2024 – $433,700)

When a home doesn’t sell right away, many Sellers immediately wonder:

• “Is something wrong with my house?”
  
• Or worse, “Isn’t my agent doing her job?”

The reality? Sometimes, neither is the problem. Even beautiful homes with strong marketing can sit in today’s market. It’s not about blame — it’s about the balance between price, condition, and market realities.

At Living On Guam Realty, we help Sellers manage expectations by showing how even good homes can take time depending on where they land in the market.

 What’s Changed in Guam Real Estate Commissions Since the NAR Settlement?

Since the NAR settlement on August 17, 2024, Guam real estate commission rules have shifted. Buyers now negotiate for agent fees, and Sellers no longer automatically pay both sides. This change gives everyone more clarity, flexibility, and transparency in every Guam home sale.

Guam is beautiful — no argument there. We wake up to warm ocean air, turquoise water, and views that stop you in your tracks. But island life comes with a reality that’s easy to forget on a calm day: we’re not immune to natural disasters.

That’s not a reason to live in fear. It’s a reason to live with awareness.

Whether you’ve lived on Guam your whole life or just arrived, it’s important to understand that our island isn’t just exposed to the elements — we’re surrounded by them. Earthquakes. Typhoons. Tsunami risks. Heavy rain. Coastal erosion. We don’t need to panic about any of it — but we do need to stay prepared.

This isn’t a crisis post. It’s a practical one. Because most of the time, life on Guam is calm, steady, and safe. But when things shift — preparation makes all the difference.

As we turn the page on July 2025, Guam’s real estate market continues to reveal the island’s unique rhythm. The latest numbers show a subtle yet significant shift—one that both Sellers and Buyers should pay close attention to as we head deeper into Q3.

Let’s break it down.

Everyone’s watching interest rates.

And waiting.

And waiting some more.

Millions of homebuyers—on Guam and across the U.S.—are frozen in place, hoping rates will fall before they make a move.

Here’s the problem: they’re all waiting for the same thing.

So when it happens, they’ll all jump in… at the same time.

And the opportunity they were hoping for? Gone.

As Greg Hague shared in the Phoenix Business Journal, “Today’s bold buyer becomes tomorrow’s genius. The red flags everyone’s waving today will look like starting guns when we look back in late 2026.”

He’s absolutely right. And if you’re thinking about buying a home on Guam, this matters now more than ever.

Buying a home in Guam—whether you’re relocating for military orders, investing in Guam real estate, or settling down long-term—can be one of the most exciting chapters of your life. But it can also go sideways quickly if you’re not careful during the loan process.

Over the years, we’ve seen many Buyers lose their mortgage approval over small, avoidable decisions. So today, our TEAM is sharing 11 things you should never do if you’re buying a home in Guam, especially if you’re relying on a VA loan, FHA loan, or any conventional mortgage.

These tips apply whether you’re a first-time homebuyer, military family PCSing, or an off-island investor navigating the Guam real estate market from afar.

Let’s help you stay on track to closing day: