PCS to Guam: Everything You Need to Know Before You Arrive

You just got orders to Guam. Maybe you're excited. Maybe you're Googling "Where even is Guam?" at midnight. Either way — Hafa Adai, and welcome to one of the most unique duty stations in the U.S. military.

Guam is a U.S. territory in the western Pacific, home to Andersen Air Force Base, Naval Base Guam, and the newly established Camp Blaz. It's 3,300 miles from Hawaii and 1,500 miles from Tokyo — and it's one of the most strategically critical installations in the Indo-Pacific theater.

As a Certified Military Relocation Professional (MRP) and veteran myself, I've helped dozens of military families navigate this exact transition. This guide covers everything you need to know — from base housing waitlists to VA loan quirks — so you arrive prepared, not overwhelmed.

1. What to Expect on Island

Guam is 212 square miles of tropical paradise — pristine beaches, warm water year-round, and a tight-knit military community that makes newcomers feel at home fast. But it's also an OCONUS assignment with some unique considerations.

The Good

• No state income tax — Guam has its own tax system and no state-level tax
• VA loans work here — Guam is a U.S. territory, so all standard VA loan benefits apply
• Tight military community — The bases are large and the community is welcoming
• Outdoor lifestyle — Snorkeling, diving, hiking, beaches on every side of the island
• Strategic location — Great for travel throughout Asia and the Pacific

What to Plan Around

• Everything costs more — Guam has a higher cost of living than CONUS; groceries, gas, and goods are pricier due to shipping
• Typhoon season (June–November) — Concrete construction and storm shutters are standard; homes are built to withstand it
• Vehicle shipping — You'll want a car; plan your POV shipment timeline carefully
• Internet speed — Improving, but still not CONUS-level everywhere
• 12–18 hour time difference from East Coast — Factor this into communication with family back home

2. The Three Major Installations

On-base housing is managed by Hunt Military Communities (Andersen and NBG) and is available based on rank and family size. Waitlists are common, especially for higher-enlisted and junior officer grades. Contact your gaining unit's housing office as soon as orders drop.

3. Off-Base Living: What to Expect

Most military families on Guam live off-base — and that's not a bad thing. Guam's off-base rental market has a wide range of options, from modern condos in Tamuning to standalone homes in Yigo. Here's what the numbers look like:

Property Type	Typical Monthly Rent	Best For
2BR Apartment/Condo	$1,800 – $2,400	Single service members, couples
3BR House	$2,200 – $3,200	Small families
4BR House	$2,800 – $4,000	Larger families, E7+
Luxury / Ocean View	$3,500 – $6,000+	O4+, luxury preference

Most landlords on Guam are familiar with military tenants and will include a military clause allowing lease termination if you receive PCS orders. Always insist on this clause — I'll make sure it's in your contract.

4. Best Neighborhoods by Installation

5. Using Your VA Loan on Guam

Here's the good news most people don't realize: your VA loan benefit works exactly the same on Guam as it does in any U.S. state. Guam is a U.S. territory, so VA-backed financing is fully available — no jumps through extra hoops.

VA Loan Advantages on Guam

• No down payment required (up to conforming loan limits)
• No private mortgage insurance (PMI)
• Competitive interest rates
• Seller can pay closing costs (up to 4% concessions)
• Can be used multiple times

The key is working with a VA-approved lender familiar with Guam's market. CMG Mortgage and several local Guam banks are VA-approved. I work closely with local lenders and can connect you with the right team once we start your home search.

6. Understanding OHA & BAH for Guam

Guam is an OCONUS assignment, so your housing allowance comes as OHA (Overseas Housing Allowance) rather than CONUS BAH. OHA is designed to cover your actual rent cost and is based on your pay grade and dependency status.

How OHA Works	Details
Rate determination	Based on local rental surveys, updated periodically
Utility allowance	Separate MIHA utility supplement included
Move-in allowance	One-time MIHA Move-In for security deposits and initial costs
Ceiling	OHA reimburses up to the set rate — you keep any money saved

Visit the DoD Travel Management Office (defensetravel.dod.mil) to look up current OHA rates for your grade. When we work together, I always pull your specific OHA rate first so we only look at properties that make financial sense for you.

7. Your PCS to Guam Timeline

When	Action Item
Orders drop	Contact Terry — start housing research immediately
6–9 months out	Research neighborhoods, decide rent vs. buy, get VA pre-approval if buying
3–6 months out	Schedule virtual tours, identify top properties, begin application process
60–90 days out	Schedule POV shipment, begin HHG packing, confirm housing plan
30 days out	Finalize lease/purchase, arrange temporary lodging for arrival
Arrival	Pick up keys, get settled — I'm here for any questions post-move

8. Your Pre-Arrival Checklist

Before you land on Guam, make sure you've checked these off:

• Contacted your gaining unit's housing office about on-base availability
• Looked up your OHA rate at the DoD Travel Management Office
• Decided whether you'll rent or explore buying with your VA loan
• Connected with a Guam MRP Realtor (hi, that's me 👋)
• Scheduled your POV shipment through the Defense Personal Property System (DPS)
• Arranged temporary lodging at your installation for the first 30–60 days
• Started your VA pre-approval letter if purchasing (takes 1–2 weeks)
• Downloaded the free Guam PCS Housing Handbook from militaryhomesonguam.com
• Joined the Guam military Facebook groups for community tips
• Prepared your family for the time zone difference and tropical weather

The Bottom Line

A PCS to Guam is genuinely exciting — if you go in prepared. The island is beautiful, the military community is strong, and your housing benefits stretch further here than you might expect. The key is starting your research early and working with someone who knows the market.

Whether you're 9 months out or 60 days from your report date, reach out. I'll give you a straight assessment of what your OHA can get you, which neighborhoods fit your family's needs, and whether renting or buying makes more sense for your situation.

Hafa Adai — I'll see you on island.