Guam’s housing market combines long-term supply pressure with sharply different conditions by neighborhood and housing type. The GHURA Housing Study and Needs Assessment recorded 55,562 total housing units in 2019, while 2020 Census data placed the median home value at $277,800 and median monthly rent at $1,057. More recent 2026 Realtor.com snapshots showed a Guam-wide median sale price of $499,000 and roughly 1.4K homes for sale.
Contents
- Housing stock and growth
- Owners, renters, and vacancy
- Household crowding and housing pressure
- Housing need by tenure and income
- Rents and affordability benchmarks
- Current Guam market snapshot
- Neighborhood-level market statistics
Housing stock and growth
The GHURA Housing Study and Needs Assessment counted 50,567 total housing units in 2010 and 55,562 in 2019. That was a 9.9% increase over the period. The study also reported total housing stock rising from 46,490 units to 50,402, an 8.4% increase. These figures describe different housing-stock measures in the study, so they should not be treated as interchangeable totals.
The occupied stock grew from 42,026 units in 2010 to 45,645 in 2019, an 8.6% increase. The study summarized Guam household growth at 8.4% from 2010 to 2019. Together, those measures show that occupied housing and households expanded, while the market also carried a substantial vacant inventory.
Single-family housing remained the larger part of the stock. Single-family units increased from 34,562 in 2010 to 37,549 in 2019, an 8.6% rise. Multi-family units grew from 16,005 to 18,013, a 12.5% increase. Even with faster multi-family growth, the mix changed only modestly: single-family housing represented 68.3% of units in 2010 and 67.6% in 2019, while multi-family housing rose from 31.7% to 32.4%.
| Measure | 2010 | 2019 | Change |
|---|---|---|---|
| Total housing units | 50,567 | 55,562 | 9.9% |
| Occupied housing units | 42,026 | 45,645 | 8.6% |
| Single-family units | 34,562 | 37,549 | 8.6% |
| Multi-family units | 16,005 | 18,013 | 12.5% |
The pattern points to growth in both major housing forms, with multi-family supply expanding faster in percentage terms. It does not, by itself, establish whether new units matched household income, location, condition, or tenure needs.
Owners, renters, and vacancy
The tenure balance shifted toward ownership between 2010 and 2019. Owner-occupied units increased from 21,553 to 25,920, a 20.3% rise. Renter-occupied units declined from 24,937 to 24,482, a 1.8% decrease. As a share of occupied units, ownership moved from 46.4% to 51.4%, while renting moved from 53.6% to 48.6%.
That change is important because it occurred alongside overall growth in occupied units. More households were in occupied housing in 2019, but the study recorded fewer renter-occupied units than in 2010 and more owner-occupied units. The figures describe tenure counts and shares; they do not identify the reasons for the shift.
Vacancy also increased. Guam had 8,541 vacant housing units in 2010 and 9,918 in 2019, a 16.1% increase. Vacant units represented 16.9% of total units in 2010 and 17.8% in 2019. Of the 2019 vacant stock, 4,757 units were vacant and available, or 48% of all vacant units. The remaining 5,161 were vacant and unavailable, or 52%.
Among units potentially available to the market, vacant-for-rent units increased from 3,781 in 2010 to 4,033 in 2019, a 6.7% rise. For-sale-only vacant units increased from 349 to 399, or 14.2%. Sold-but-not-yet-occupied units declined slightly, from 334 to 325, a 2.8% decrease. Vacant-and-available units overall rose from 4,464 to 4,757, but their share of total units edged down from 8.8% to 8.6%.
The unavailable category grew more quickly, from 4,077 units in 2010 to 5,161 in 2019, a 26.6% increase. Its share of total units rose from 8.1% to 9.3%. Within that category, vacant-for-agricultural-use units rose from 11 to 13, seasonal-use units from 411 to 557, and other-vacant units from 3,655 to 4,591. Other-vacant units represented 7.2% of total units in 2010 and 8.3% in 2019, and made up 89% of the vacant-and-unavailable category in 2019. Seasonal units were about 1% of total units in 2019.
Household crowding and housing pressure
The GHURA study identified several measures of housing pressure in 2019. Guam had 9,106 crowded households, equal to 20.2% of households. It counted 6,965 doubled-up households, or 15.3%, and 6,784 multi-generational households, or 14.9%.
These categories describe different household conditions and should not be added together. A household could potentially fit more than one description, and the supplied figures do not state whether the categories are mutually exclusive. Their value is in showing that a housing-market assessment must look beyond the number of homes and consider occupancy patterns.
The study described Guam’s population-housing relationship as a housing-market imbalance. Housing stock grew 8.4% while households and demand pressures outpaced available units, according to the study’s assessment. The vacancy figures add context: almost half of vacant units were classified as available in 2019, while the larger share was unavailable.
Housing need by tenure and income
For the 2020–2025 period, the GHURA Housing Study and Needs Assessment identified a total need for 9,908 units. That included 4,903 ownership units and 5,005 rental units. The rental total comprised 2,161 units for households below 30% of area median income (AMI), 1,227 for 30%–50% AMI, 1,066 for 50%–60% AMI, and 551 for higher-income rental demand.
By structure and tenure, the identified need was 4,383 single-family ownership units and 520 multi-family ownership units. Rental need was 2,786 single-family units and 2,219 multi-family units. The ownership requirement therefore leaned heavily toward single-family units, while the rental requirement was more evenly divided between the two forms.
The total 2020–2025 need by AMI band was as follows:
| Household income band | Total units needed |
|---|---|
| Below 30% AMI | 3,401 |
| 30%–50% AMI | 679 |
| 50%–60% AMI | 935 |
| 60%–80% AMI | 1,027 |
| 80%–100% AMI | 1,359 |
| 100%–120% AMI | 603 |
| 120%–140% AMI | 223 |
| 140%–180% AMI | 790 |
| 180%+ AMI | 891 |
The largest single band was below 30% AMI, with 3,401 units of total need. Other large totals were 1,359 units at 80%–100% AMI, 1,027 at 60%–80%, and 935 at 50%–60%.
Ownership need by AMI included 1,240 units below 30% AMI, 325 at 30%–50%, 467 at 50%–60%, 622 at 60%–80%, 635 at 80%–100%, 403 at 100%–120%, 80 at 120%–140%, 375 at 140%–180%, and 755 at 180% or more. GHURA’s FAQ says low-income eligibility is capped at 80% of Guam median income and very-low-income eligibility at 50%.
Rents and affordability benchmarks
The Census Bureau’s 2020 DHC Summary File for Guam reported a median monthly rent of $1,057 and a median home value of $277,800. These are 2020 Census measures and should be read separately from later asking-price and listing data.
GHURA’s Consolidated Plan 2025–2029 and Annual Action Plan 2025 listed 2025 Fair Market Rents of $1,222 for efficiency units, $1,345 for one-bedroom units, $1,765 for two-bedroom units, $2,473 for three-bedroom units, and $2,964 for four-bedroom units.
The same source listed 2025 High HOME Rent limits of $1,083 for efficiency units, $1,161 for one-bedroom units, $1,396 for two-bedroom units, $1,604 for three-bedroom units, and $1,770 for four-bedroom units. Low HOME Rent limits were $848, $909, $1,091, $1,260, and $1,406 for efficiency through four-bedroom units, respectively.
These are policy and program benchmarks, not a claim that every Guam rental is offered at those amounts. For comparison, the 2020 Census median rent was $1,057, while the 2025 Fair Market Rent for a one-bedroom unit was $1,345.
GHURA’s public housing stock totaled 751 units according to its FAQ. That inventory is a defined public-housing count and should not be confused with Guam’s full rental stock or with the 5,005 rental units identified as needed for 2020–2025.
Current Guam market snapshot
Realtor.com Guam-wide market data for 2026 showed a median home sale price of $499,000, a median listing price of $499,000, and a median price of $300 per square foot. The page showed about 1.4K homes for sale. It also reported median rent rising 4.35% month over month.
The 2026 Realtor.com snapshot is a current market listing measure, whereas the $277,800 median home value comes from the 2020 Census. The two values use different dates and market concepts: one is a recent Realtor.com market measure and the other is a Census median home value. They should not be treated as a single time series.
Neighborhood-level market statistics
Realtor.com reported distinct April 2026 conditions in several Guam ZIP-code markets. In 96929 Yigo, there were 289 homes for sale and 168 homes for rent. The median listing price was $538,000, median rent was $2,500 per month, and median days on market was 86.
In 96913 Barrigada, Realtor.com reported 67 homes for sale and 53 homes for rent. The median listing price was $475,000, median rent was $2,205 per month, and median days on market was 87. Yigo therefore had the higher reported median listing price and rent among these two April 2026 snapshots, while the days-on-market figures were close.
The 96910 Hagåtña page reflected March 2026 data. It reported 18 homes for sale and 28 rentals, with a median listing price of $450,000, median rent of $2,205 per month, and median days on market of 111. Because the page’s data reflected March rather than April, the timing differs from the Yigo, Barrigada, and Santa Rita figures.
In 96915 Santa Rita, Realtor.com reported 15 homes for sale and 21 homes for rent in April 2026. The median listing price was $502,499 and median days on market was 91. A median rent was not included in the supplied Santa Rita figures, so no rental comparison is made here.
Taken together, these neighborhood snapshots show why Guam-wide medians do not describe every local market. The reported median listing prices ranged from $450,000 in Hagåtña’s March data to $538,000 in Yigo’s April data, while reported median days on market ranged from 86 in Yigo to 111 in Hagåtña. The observations are point-in-time Realtor.com measures for named ZIP-code markets, not forecasts of future prices or rents.