At GuamPCS.com, we guarantee is that we'll find you the best home in your price range as quickly as possible, and we won't take you to a place that we wouldn't live ourselves.
You'll have our full attention and you won't be competing for time with a distracted real estate agent who is servicing many customers. We've been in your shoes many, many times. Trying to juggle in-processing and personal responsibilities, all in an unfamiliar environment while living out of a suitcase. We've done it so we know what it's like, unlike all the “PCS experts” that have never worn a uniform.
We work with the military housing offices everyday so we know the how to satisfy their requirements and get the job done right the first time and eliminate multiple trips to the housing office. And, as associates of The Real Estate Professionals, you'll experience a higher standard of personal service with the back up of an experienced and successful real estate corporation. No other company on Guam can offer this to their clients.
What follows is some basic information about how real estate transactions are conducted on Guam. Some may be different than what you've experienced on the mainland. Please take the time read it over and get back to us with any questions you might have.
Guam Real Estate
Whether you're military or not, if you're in the market to rent or buy a home, sooner or later you'll have to deal with a real estate agent. Perhaps you've contacted an agent as a result of seeing an advertisement for an interesting home in the newspaper or on the internet. In the real estate industry, we commonly refer to these as these "sellers agents" or "listing agents". This means, first and foremost, they are legally obligated to the owner, with whom they have a contract to sell or lease property for commission.
While the law allows agents to represent both owners and buyers (or landlords and tenants) with the proper disclosure, some states do not allow agents to represent both sides of a transaction. Do you really want to rely on the agent for the owner to look out for YOUR best interest? You should also be aware the amount of commission is directly proportional to the amount they secure a contract for. With all the things that can go wrong in a transaction, legal and financial ramifications, having professional, independent representation, looking out for YOUR best interests and yours alone, is the only prudent choice. Let us stand in your corner with you. Best of all, the service to you as a renter or buyer doesn't cost you a dime. Owners (or sellers) pay the commission associated with leasing or selling their property.
The Multiple Listing Service (MLS)
You've no doubt browsed the websites of various real estate companies when you found out you’re on your way to Guam. It's worthy of note, that all real estate companies use the same listing service, called the “Multiple Listing Service” or “MLS” to advertise their properties. This is an efficient and inexpensive way for realtors to let Guam's other 200-300 active realtors know that there is property for sale or rent. Any realtor can access all the properties on the MLS at anytime, and it's a frequently used tool. Real Estate companies commonly pipe the MLS into to their own website, so while it may look different, the available properties are the same from site to site. It's also worth considering that some properties may not be on the MLS at all. Many times, this is because the listing agent and anticipates (and would prefer) renting or selling the property to one of their own customers, to avoid splitting commissions with agents representing buyers.
So, if you find something that interests you, let us know. We'll can contact the owner's agent directly and get the details. When you arrive we'll have assembled a list of the best available properties in your price range for you to consider.
Click here to Search Guam Homes for Sale or Rent
House Hunting on Guam
Finding a home on Guam is no different than finding one in the mainland. Start off by letting us know your preferences and price range. We’ll research what’s currently on the market and make a recommendation on the best choices for your particular situation. This process can start via email weeks before you arrive. The more work we do before you get here, the easier it will be to narrow down the best place for you when you get here.
Keep in mind, Guam is not California, Virginia, or Florida. Guam is Guam, and houses on Guam are different from houses in the U.S. Mainland. Military members who expect to find San Diego or Norfolk style neighborhoods on Guam are startled to discover three-bedroom houses measuring under 1,200 square feet, with rooms too small to accommodate their California king-sized furniture, without garages, in neighborhoods without sidewalks. Guam houses require engineering and construction to withstand typhoon strength winds. Most homes are built with concrete block or reinforced concrete. Rooms tend to be smaller. Open carports are common. Garages are rare as under-engineered garage doors become large missiles in typhoon winds.
The good news is, as of 2006, many new construction projects have been initiated on the island to accommodate the military buildup. While home prices and rent have dramatically climbed in the last two years, OHA is still sufficient to cover the more desirable properties. Whatever your choice is, we want you to know that we're here to help.
Whether you choose on or off base housing, there's usually a period of time between when you move in and when your household goods are delivered. Both Navy and Andersen AFB housing provide loaner furnishings for your home (on or off base), delivered free at no charge to the service member. Advanced notice is the best insurance that you'll be successful in an on-time delivery. We'll work with you closely to make sure everything goes as smoothly as possible.
Let us find your Guam Rental property! We specialize in finding apartments, condominiums and single family homes for our clients quickly and with as little hassle as possible.
Hundreds of rental properties are available in every price range from a $500 per month student rental to the $5,000 per month executive home.
Even if you’re weeks away from getting here, contact us right away and tell us what you’re looking for. We’ll do our homework and consult with you via email to narrow down a list of places we’re sure you’ll like to show you when you’re ready. This will save a lot of time and trouble driving around looking at places that don’t suit you.
Once you choose the home that suits you best, we’ll handle all the paperwork, utility transfers, and even schedule the inspection with base housing if necessary.
Buying a Home
Are you ready to jump into the Guam Real Estate market? We can also assist you with purchasing a home on Guam. Whether you’re a rookie or have bought and sold many homes, we’re here to help.
The first step is to contact us and let us know what your interests are. We can discuss the pros and cons of buying a home and present you with information and ideas so you can decide whether buying a home on Guam is the right thing for you.
If you’re not yet on island we’ll get you started with a no obligation loan prequalification with one of our local lenders to find out how much house you can afford. This can even be completed via email. From there, you discuss with the loan officer where you want your payments to be so we can decide on the right price range to search for the budget you decide to stick with.
Many people appreciate the convenience of living on base, many don’t. There’s very little information to be found online about Guam base housing, so you’ll probably be deciding whether base housing is t for you based on the opinions of someone who lives here or did in the past. This is difficult because the base housing developments vary greatly, and which one you’re assigned can very well be the luck of the draw. Even though on paper both Andersen AFB and NBG are considered “Joint Region Marianas” each base has its own housing office that seems to operate independently. Unfortunately, all requests for information about the size, floor plans, etc, etc, of the various housing areas have gone ignored for the last 5 years, and many have been made.
There are several housing areas on both bases, and normally there is little wait to get one if that’s your choice. Base Housing usually isn’t too pushy about forcing people to live on base, but they will cut your TLA short if there is a home on base that you are qualified for (based on your family size). So again, it’s a great idea to get a head start on house hunting before you get here.
Keep in mind that our installations are on opposite ends of the island. So if you live on base, the only thing you’re close to is the base you’re living on. Often, small towns spring up just outside the gate of military bases. That isn’t the case on Guam.
Commute times on Guam are nominal. From the central Village of Tamuning, you’re about 15 miles from either base., maybe a 30 minute drive if the traffic is heavy. Traffic is heaviest at the times you’d expect and since most of our roads aren’t designed to handle the ever-increasing number of cars, delays do occur. It’s said that pictures are worth a thousand words, so here are some photographs, of just some of the homes available to military personnel on each of the installations.
Check out the off base housing options on our sister site, www.GuamRentals.com. Here you can find many of Guam’s most popular rentals, and a link to a search engine that will allow you to narrow your search based on your own parameters.
Contact us if you have any questions.
Service members on Guam receive overseas housing allowance (OHA) instead of basic allowance for housing (BAH) as they may be accustomed to receiving state side.
The big difference between OHA and BAH, is that OHA is a “use it or lose it” type of allowance. Meaning, you don’t get to keep what you don’t spend. This accounts for the extremely high cost of rent on Guam.
In addition to OHA, service members also receive an allowance for the cost of utilities, $800+ with dependents, $600+ without.
To find your current Guam OHA rate based on your number of dependents go to: http://www.defensetravel.dod.mil/site/ohaCalc.cfm