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:

The Guam housing market showed subtle but telling shifts in June 2025—an important signal for both Buyers and Sellers navigating our unique island real estate landscape.

Let’s dive into what the numbers revealed and what they mean for your next move.

If you’re living on Guam—or just visiting—you have to check this off your island bucket list: go hiking.

Whether it’s a laid-back family outing for some fresh air or a full-on jungle adventure with your most thrill-seeking friends, Guam’s hikes are pure magic. From beachside trails to waterfall treks and mountain climbs, the island has a little something for every level of hiker. And let me tell you—catching the sunset from a mountain peak with a waterfall behind you and the ocean in view? Life. Changing.

But before you lace up your hiking shoes and charge into the jungle, let’s talk preparation, safety, and respect for the land we’re lucky to call home.