Navigating the Guam Real Estate Market: Your Complete Guide

If you’re looking for your dream home on Guam, you’ve come to the right place.

Below, you’ll find our complete guide to navigating the Guam real estate market. You’ll discover everything you need to know about finding, financing, and closing the deal on a home on Guam.

Guam is a U.S. territory, so many parts of the home-buying process will feel familiar if you’ve done a real estate transaction in the U.S. However, there are a few unique features of Guam’s real estate landscape you should be aware of. We’ll show you what they are below so you can navigate the home-buying process with ease.

Let’s start with the basics.

Who Can Buy a House on Guam?

Can a U.S. Citizen Buy Property on Guam?

Yes. As we mentioned above, Guam is an organized, unincorporated territory of the United States. As a result, U.S. citizens and permanent residents can buy property on Guam without restrictions.

Interestingly enough, the same is not true of the other Mariana Islands, which are organized as the Commonwealth of the Northern Mariana Islands (CNMI). The CNMI—which includes the islands of Saipan, Tinian, and Rota—is an unincorporated territory and a commonwealth of the U.S. The CNMI constitution restricts permanent ownership of land to people of Northern Marianas descent. Those who aren’t of Northern Marianas descent can hold property for a maximum of 55 years.

Guam does not have a similar law, so U.S. citizens and permanent residents are cleared to buy property and hold it indefinitely.

Can Foreign Residents Buy a House or Property on Guam?

Yes, non-U.S. citizens/residents can buy property on Guam, with two restrictions:

1. Foreign residents who have not applied to become permanent residents (i.e., filed a Green Card application) can purchase only one house or condominium in their name.

2. The unit must be occupied by the owner.

Financing Your Home on Guam

Now that we’ve gotten the basics out of the way, let’s talk about financing your home purchase on Guam.

If you’re not planning on a cash purchase, you’ll need to secure a mortgage. We recommend shopping around for financing before officially starting your home search. That way, you’ll have a clear sense of your budget. (And you won’t accidentally fall in love with a property you can’t afford!)

Additionally, if you’re able to get pre-approved for a mortgage, you’ll become a more attractive buyer, which can make a difference if you’re competing with others for the same property.

As you start shopping for financing, the below list of Guam banks and mortgage lenders will give you a good start:

As in the rest of the U.S., you’ll find fixed-rate and adjustable-rate mortgages from Guam lenders. Additional loan types accessible to buyers on Guam who qualify include:

Once you’ve secured your financing, the search is on for the perfect spot! Next, we’ll give you a lay of the land to focus your search on Guam.

The Best Places to Live on Guam

The island of Guam is divided up into 19 villages, each with their own character:

1. Agaña Heights (Tutuhan)

2. Asan-Maina (Assan-Ma’ina)

3. Barrigada (Barigåda)

4. Chalan Pago-Ordot (Chålan Pågu-Otdot)

5. Dededo (Dededu)

6. Hågat (formerly Agat)

7. Hagåtña

8. Humåtak (formerly Umatac)

9. Inalåhan (formerly Inarajan)

10. Malesso’ (formerly Merizo)

11. Mangilao

12. Mongmong-Toto-Maite (Mongmong-To’to-Maite’)

13. Piti

14. Sånta Rita-Sumai (formerly Santa Rita)

15. Sinajana (Sinahånña)

16. Talo’fo’fo (formerly Talofofo)

17. Tamuning-Tumon-Harmon (Tamuneng-Tomhom)

18. Yigo (Yigu)

19. Yona (Yo’ña)

Which one is right for you? That all depends on what you’re looking for.

• Do you want to be right in the middle of it all, with plenty of shops and restaurants nearby? If so, Tamuning-Tumon-Harmon/ might be right for you.
• Want something a little quieter—and more family-friendly? Check out Sinajana.

Dededo is, by far, Guam’s most populous village. Nearly 45,000 Guam residents call this village home. Life in this hub of activity comes with plenty of conveniences, and it might be perfect for you.

To get a broader feel for what you’ll find in each of Guam’s villages, check out our other article: “The Best Places to Live on Guam.”

Starting the Search for Your Perfect Home on Guam

Now that you’ve got a sense of how you might finance your home and where you might look, we’ll share a few tips for house hunting on Guam. These tips will help you avoid some of the most common pitfalls so you can set yourself up for a smooth home-buying experience.

Tip #1: Find a Local Real Estate Agent

Every real estate market has its nuances, and a licensed real estate professional can guide you through all of them. There are 500+ real estate licensees on Guam, so you’ll have quite a few to choose between.

Not sure how to choose? Ask for a referral from a friend who’s bought or sold a house recently. Or, if you have professional contacts on Guam—such as an accountant or a lawyer—ask them if they can recommend a trusted colleague.

First and foremost, look for someone with a few years of experience under their belt. Additionally, you’ll want to pick someone who’s easy to work with and who communicates well.

You might consider choosing a REALTOR®. These professionals, who belong to the

National Association of REALTORS, undergo specific training and agree to a code of ethics. Real estate professionals with official sanctions are not eligible to become REALTORS. This extra distinction can help you make a choice in a crowded field. Read more on the Guam Association of REALTORS website.

Tip #2: Understand the Overall Process

Before you dive into your search, you’ll want to understand the entire home-buying process so you know what to expect every step of the way. Although every sale is a little bit different, most sales on Guam follow this general outline:

Tip #3: Know the Difference Between Fee-Simple and Leasehold Properties

Guam, like Hawaiʻi, has a few leasehold properties on the market. Leasehold properties often catch the eye of buyers who are new to Guam because they’re usually cheaper than fee-simple properties.

Your ownership rights will differ significantly between these property types, so it’s important to understand the difference:

1. Purchasing a fee-simple property is just like a traditional sale. You close on the home, and you own it indefinitely. You’re free to sell it, rent it out, or pass it on to someone else when you pass away.

2. A leasehold property resembles a very long-term lease. Common leasehold terms can be anywhere from 20 to 50 years. In that time, the leaseholder pays property taxes and enjoys use of the property, but will have to vacate (or extend) once the leasehold term is up.

You’ll most commonly see condos in Tumon offered as leaseholds. Before you commit to a leasehold, make sure you understand all the implications. Your real estate agent can assist with figuring out which type of property is right for you.

Tip #4: Realize that Title Issues Aren’t Out of the Question

When completing all the due diligence before closing a sale, the property will be subject to a title search. This will ensure that the seller has a clear title to the property—and the full right to sell it. The title search can also turn up financial obligations, like liens or back taxes.

Your real estate agent will likely recommend title insurance, which protects against any errors that happen in this process. For example, what if a distant relative of the seller suddenly appears after the sale and argues that they have a claim to the property?

All this is to say: Take the title search seriously, and consider title insurance to protect yourself against potential problems down the road.

Tip #5: Be Aware that the “Seller’s Disclosure” Law Has Not Yet Passed in Guam

For the last few years, the Guam Real Estate Commission has been working on passing a seller disclosure law. The proposed legislation, Bill 383-35, would require a seller of residential real property to disclose any known material facts about their property prior to the sale.

For example, if the seller knows there’s a problem with the plumbing, under current Guam law, they are under no legal obligation to tell you about it prior to the sale.

That’s why it’s important to hire a certified home inspector. Although not every problem will be unearthed in a home inspection, an inspector can often spot things like potential roof issues, faulty wiring, foundation problems, structural issues, etc.

What’s the best way to find a home inspector? Your real estate agent may have a recommendation.

You might also consider using someone certified by the International Association of Certified Home Inspectors (InterNACHI). These inspectors commit to a code of ethics, as well as ongoing continuing education. You can review Guam’s InterNACHI-certified home inspectors on the InterNACHI website.

Now that you’ve got a solid foundation for Guam’s real estate market, all that’s left is to take the first step and secure your financing. With that in place—and an agent to represent you—the real fun begins: finding your new home on Guam.

If you’re relocating to Guam, we’d be happy to help you get your belongings to your new home. Simply reach out to one of our Guam-based experts for a complimentary quote. We’d love to be among the first to welcome you to the island!