Guam Real Estate Market Outlook 2026: What Buyers, Sellers, Renters & Landlords Should Know
Guam’s real‑estate market didn’t collapse in 2025—it simply became more selective. Data from realtor.com for December 2025 show that the median home sale price across Guam is about $498,000, with an average price of $300 per square foot and roughly 1,098 homes on the market. Homes are taking longer to sell—about 109 days on average—while the number of active listings grew by 12.25 % year over year. The rental market remains cluttered, yet inaccessible for many: roughly 637 properties were available for rent, and the median monthly rent stood at $2,350, (down 4 % from a year earlier). Market statistics vary by village: for example, Yigo’s median home price is about $549,995 with a listing price around $283 per sq ft, while Tamuning averages $428,000 at $325 per sq ft.
Key 2025 → 2026 trends
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Selectivity, not a crash. Based on data from the Guam Association of REALTORS® MLS, houses that are priced realistically, well maintained and clearly presented still sell. Overpriced or poorly maintained homes take longer; buyers have become more intentional and patient.
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Rentals absorb demand. Rental demand remained strong because military PCS cycles, Overseas Housing Allowance (OHA) rates and limited housing supply drive the market. Properly priced rentals in good condition tend to lease quickly.
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Stable pricing. Many expected price declines in 2025, but Guam’s limited buildable land, high construction costs and slow housing pipelines helped maintain prices. Homes still sell close to their asking price when they are maintained and priced appropriately.
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Inventory is structural. Guam’s supply constraints are unlikely to change quickly; land scarcity, permitting timelines and material costs keep inventory tight.
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Buyer psychology matters. Interest rates matter, but confidence matters more. Once buyers feel comfortable that rates will stabilize, activity may increase—even if rates remain relatively high.
What this means for you
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Buyers: Get pre‑approved early and be decisive when you find the right fit. Expect more negotiation room than in previous years, but don’t assume steep discounts. Be prepared for competition on well‑priced, move‑in‑ready homes.
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Sellers: Honest condition assessments are critical. Fix visible issues before listing, price your property realistically and work with an agent who uses clear marketing to highlight your home’s strengths.
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Renters: Start your search early and have documentation ready. Understand your budget (including OHA if you’re military) and expect desirable rentals to move quickly.
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Landlords: Align rent with current OHA ranges and market expectations, maintain or improve property condition and decide whether you’re holding for income or planning to sell. Staying proactive about repairs will help you retain quality tenants.
Quick facts (Dec 2025 data)