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In the last 20 years, Guam has seen a pretty significant jump in the cost of housing. The median value of owner-occupied housing has risen 61.6%, according to U.S. Census data:
Renters have seen a smaller increase – but still significant at 36.6%.
As a result of these rising prices, it can feel like a challenge to find an affordable place to live on Guam. We scoured the most recent census data to find you five affordable neighborhoods. All of them fall below the Guam median, both in terms of home value and in terms of gross rent. We’ll share those budget-friendly spots below.
As a bonus, we included a couple areas that are particularly friendly to renters. We also threw in a few ideas for those who might be thinking of building their own home or springing for a condo. Finally, we’ll list the most expensive areas on Guam so you’re aware of the areas that will stretch your budget to its maximum (and beyond). Let’s dive in!
Guam’s Most Affordable Areas to Own & Rent
Living on an isolated island in the Pacific isn’t cheap. If you’re moving to Guam, you’ll need to consider the cost of living carefully, including housing, utilities, food, and other expenses.
For this article, we focused in on housing costs, which can be significant for Guam residents. Around a third of the renters on Guam are contributing 35% or more of their annual income to rent.
With that in mind, we looked for neighborhoods that sit below Guam’s median in both home value and gross rent:
Housing data courtesy of the United States Census 2020. Excludes military housing units.
Below, you’ll find the five most affordable places to live on Guam, all of which feature home values and gross rents below the Guam medians.
#1: Hågat (Formerly Agat)
The village that many know as “Agat” was officially renamed “Hågat” in 2021 to honor its traditional CHamoru name. Those who live in Hågat praise its serene quiet, especially along its beautiful coastline. Hågat offers some of the most budget-friendly real estate on the island, including the lowest median house value, as well as one of the island’s lower gross rents.
There’s just one item to consider before settling in Hågat: If you’re working in central Guam, you could be looking at a significant commute. Take into account your commute time and the cost of gasoline, plus wear and tear on your car. The costs may outweigh the benefits, so you’ll want to analyze them carefully.
#2: Malesso’ (Formerly Merizo)
Malesso’ makes up the very southern tip of Guam, and includes a tiny island off the coast, known as Cocos Island. (Islan Dåno’ in Chamorro.) Given its position, it’s no wonder that life revolves around the ocean in Malesso’. The Fiestan Tasi (Festival of the Sea) is held each year in Malesso’ and includes various watersports races and competitions.
Life in Malesso’ is fairly rural, with houses interspersed between farm and ranch land. If you’re dreaming of a quiet, simple existence far from the tourist crowds in Tumon, take a look at Malesso’.
#3: Dededo
Dededo is, by far, Guam’s most populated village, with 44,908 residents calling the village home. To offer you some perspective, the entire population of Guam clocked in at 153,836 in the 2020 census, which means that 29% of Guam’s residents reside in Dededo. Living in this busy hub has its advantages, including the fact that you’ll be close to the Guam Farmers Market, Micronesia Mall, and Cost-U-Less—plus plenty of other stores and amenities.
If you ever need a break from all the activity, take a day trip up to the Ritidian Unit of the Guam National Wildlife Refuge (Puntan Litekyan in Chamorro). Walk the trails among Guam’s native wildlife, including the last remaining populations of the endangered Mariana fruit bat and Mariana crow. It’s guaranteed serenity, and it’s just a short drive for Dededo residents.
#4: Inalåhan (Formerly Inarajan)
You’ll find a rich heritage in Inalåhan, a village that resident families have occupied for generations. This rural area offers its residents a quiet and easy lifestyle. If you’re comfortable living a significant drive away from Guam’s shopping areas, Inalåhan could be worth a look. The majority of available properties in Inalåhan are vacant lots, so setting in Inalåhan might involve building your own home. (More on that below!)
Whether you end up living in Inalåhan or not, the village is definitely worth a visit. There’s a ton of history to discover, including at Gef Pa’go Cultural Village, where elder Chamorros demonstrate traditional Chamorro arts, crafts, and cooking.
#5: Yigo
Yigo is Guam’s second-largest population center, just ahead of Tamuning. You’ll find Yigo on the northern tip of Guam, adjacent to Dededo. Although Yigo and Dededo are about the same size, Yigo has less than half the population of Dededo, giving you an idea of how the two compare.
Many of the options in Yigo are single-family houses with plenty of room for families to spread out. Yigo is also the home to Andersen Air Force Base, so it’s popular with servicemembers who want to be close to base. For all these reasons, Yigo’s popularity has grown in recent years. We may see it move off the “most affordable” list as it continues to attract more residents.
3 Renter-Friendly Areas on Guam to Consider
If you prefer to rent on Guam, we found three areas that deserve your consideration. They’re not the most budget-friendly for buyers, but their gross rents are below the Guam median:
#1: Agaña Heights
This residential area also happens to be where you’ll find the Governor’s Palace, the home of the Governor of Guam. Agaña Heights’ central location offers renters a ton of convenience, with plenty of stores and restaurants within a short drive. Plus, if you rent the right unit, you may get to enjoy a view of the capital, Hagåtña, and the coastline beyond.
#2: Mongmong-Toto-Maite
You’ll find Mongmong-Toto-Maite right next to Hagåtña. It’s technically three separate villages—Mongmong, Toto, and Maite—which were originally mostly farm and ranch land. Today, Mongmong-Toto-Maite’s central location makes it a popular place to live, since it’s close to all of the island’s conveniences. If you’re able to snag a cheap rental in the area, you won’t have to travel far for what you need.
Note: Because it’s located next to the airport, plenty of planes fly over Mongmong-Toto-Maite. Most people get used to it quickly, but if you think it would bother you, consider another area.
#3: Mangilao
As the home of the University of Guam and Guam Community College, Mangilao is also home to a fairly diverse population. You’ll find a lot of community spirit in the area, as well as rental prices that average just below the Guam overall median.
If you happen to harbor a love for golf along with your taste for budget rentals, you’ll enjoy close proximity to the Onward Mangilao Golf Club. Those looking for free or cheap outdoor activities in the area should check out the nearby coastal trails.
Other Options: New Construction & Condos
If you’re determined to buy—but willing to get creative—there are two other options for getting your piece of the Guam real estate market: 1) buying a lot and building your own house or 2) buying a condo.
Let’s take a quick look at those two choices—and how they might impact a budget-conscious buyer.
Should You Buy a Lot and Build on Guam?
When you’re looking at the Guam real estate listings, you’ll see a number of vacant lots for sale. Naturally, you might wonder whether buying a lot and building your own house might be cheaper than buying an existing house.
A report from the Marianas Variety indicates that construction costs have risen significantly in recent years. In the past, it was fairly common to build a house on Guam for $100-$120 per square foot. Today, prices are averaging more than $200 per square foot.
Weigh this cost against the size of the home you’re considering, and see whether it works for your budget. If not, there’s one other route you might want to consider.
Should You Buy a Condominium on Guam?
If you can’t afford a home on Guam, you might want to look at a condominium. Condos offer a number of advantages—including less maintenance than a single-family home.
Additionally, condos can be cheaper, putting them in reach of a first-time buyer. The lower initial purchase price offers you one way to get your foot in the door and start building equity in a home.
Maybe you’ll find you enjoy condo life more than you expected—or maybe your situation will change and you’ll find yourself trading in your condo for a single-family home. Either way, condominiums can be an accessible way to own real estate on Guam when you’re on a tight budget.
The Most Expensive Housing on Guam
Finally, if you’re curious about Guam’s most expensive real estate, you’ll find it in the following three areas:
Asan-Maina
Who wouldn’t want to live in Asan-Maina? With a central location, a stretch of beautiful coastline, and easy access to Joint Region Marianas, it’s easy to see why housing in this area is in demand.
Barrigada
This village’s central location and access to several major roads all combine to make this residential area a popular place to live on Guam.
Piti
For those working at Naval Base Guam or the U.S. Naval Hospital, Piti offers a short and simple commute. It’s also a place where plenty of homes enjoy beautiful coastal views, all of which combine to make Piti a top choice.
Finding an Affordable Place to Live on Guam
There’s no question: Living on Guam will require most people to budget carefully. Between food, utilities, gasoline, and housing, the cost of living on Guam can really start to stack up. Once you find an affordable place to live, you’ll have a much clearer picture of your monthly budget—and what’s left over once you pay your mortgage or rent. You’ll also have a solid base of operations to truly enjoy Guam and all that the island has to offer.
Looking for affordable Guam moving options? Reach out to our team. We handle moves of all sizes—including mainland moves, international moves, and local moves on Guam. We’d be happy to get you a complimentary quote for your relocation.
