Year End 2018 Market Update

Grand Teton National Park

Greeting from Jackson Hole. The winter so far has been mild across the Rockies.  Currently skiing up high is good and the lower mountain is improving quickly. With the bulk of the winter yet to come, and a series of storms on the horizon, I know Jackson Hole will revert to the mean and produce a typically excellent winter for skiing and riding.

2018 was a record year for real estate sales.  Last year’s trend of high buyer demand only increased with the recent tax bill making the combination of Wyoming’s desirable tax and wealth climate and Jackson Hole’s casual western lifestyle and impressive cultural menu more appealing than ever.  The increased buyer demand put pressure on the already low inventory numbers, which in turn decreased supply and led to increased prices.

Total Dollar Volume was Up 34% from the previous year and 44% from 2016

2018 dollar volume graph

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Making Your Vacation Home Your Full Time Home

Great article in the Wall Street Journal. Buyer’s such as those portrayed are flocking to Jackson Hole, for both a better lifestyle and to take advantage of the tax and wealth savings of becoming a Wyoming resident.

Making Your Vacation Home Your Full Time Home




Wyoming on Forefront of Cryptocurrencies

With no state income tax (personal or corporate) Wyoming has always been a business-friendly state. With a recent bill passed by the Wyoming State legislature defining cryptocurrencies as “utility tokens” the state has thrown the door wide open to courting all blockchain-backed companies. Add some of the lowest electricity rates in the country and a casual western lifestyle the equation and you have a winning combination.

Read this recent Forbes article for greater detail

Year End 2017 Jackson Hole Real Estate Market Update

Happy New Years to you and yours.  After getting off to a quick start the winter has so far been rather mild across the Rockies.  While Jackson has some of the best conditions in the country, with the record snowfall of 2017 still fresh on everyone’s mind the even a snowpack 17% above average is going to seem mild.  Currently skiing up high excellent, and the lower mountain is improving quickly.  But with the bulk of the winter yet to come, we would expect Jackson Hole to revert to the mean and produce a excellent winter for skiing and riding.

2017 was another robust year for real estate sales.  Last year’s trend of low inventory and high buyer demand was heightened by external forces in 2017 that made the combination of Wyoming’s desirable tax and wealth climate and Jackson Hole’s combination of casual western lifestyle and impressive cultural menu more appealing than ever to a wider set of buyers.

Total Dollar Volume was Up 7% from the previous year but down 8% from 2015 (please keep in mind 2015 was the strongest year since 2007).

The number of transactions were down 8% from 2016 and down 8% from 2015.

With fewer transactions and higher dollar volume the Average Sales Price was up 17% from 2016 at $1,575,000.

The Number of Listings is at historical lows.


We think the low inventory is the most important statistic that describes the current market, especially as it relates to previous years.  The last time we had inventory this low was in 2007, a comparison we hesitate to make for all the implications that just ran through your mind.  However, that market was driven by irrational speculation with rapid sales of similar property types producing significant price appreciation.

Today’s low inventory is more holistic, driven largely by seller’s unwillingness to part with their properties especially because of the unique market dynamics (low tax, high quality of life) that Jackson Hole real estate ownership offers.  In 2007 savvy sellers where happy to cash in on the rapid price escalation. Today, even faced with an ability to command similar pricing, sellers are reticent to give up their foothold for they understand the long-term benefit, both financially and mentally, Jackson offers.  In addition, while the market is comparably strong to past years, today’s buyers are requiring their purchase to be underwritten by comparable sales, with properties that are overpriced stalling.

Of note, we believe the above has created opportunity in vacant land.   The immediacy buyers are bringing to their need to purchase makes the length of a building process unappealing.  Similarly, new homes are being purpose built for owners, they are not coming to market.  When new, or a remodeled like new home, is listed for sale the buyer response is both quick and aggressive.  If you are willing to consider a remodel or a new build for the purpose of selling, conditions are highly favorable.  If you’d like some example of either current listings and/or recent sales that we believe reflect this opportunity, please let us know.

Buyers, a market moving with this velocity requires you to be kept up to the minute.  Please contact me and make sure we are up to date on your needs. While 3rd party websites like Zillow claim to real time information the fact of the matter is by the time these websites populate with new listing they are already days old.  Additionally, in a niche market like Jackson Hole a significant amount of inventory trades either off market or in advance of it being publicly listed.  Allow us to leverage 43 years of real estate relationships to make sure you have first chance at new properties that fit your needs.

This message is also true for Sellers, the market is highly nuanced and the type of buyers coming to market have shifted. The messaging, imaging and presentation of your property is material in getting properties sold on the best possible terms. Experience and in-depth market knowledge is paramount, please call us and we can expand upon what we can do specifically for you.

Please do not hesitate to call or email us with any questions you may have.

We look forward to seeing you next time you visit the Tetons.

Bill & Barbara

Bill Van Gelder & Barbara Allen
Associate Brokers
Jackson Hole Sotheby’s International Realty

Getting To Jackson Hole Just Got Easier

See below for the full press release, but getting to Jackson Hole, which boasts the best air service of any Rocky Mountain resort town, just got easier thanks the addition of daily non-stop flights to Dallas.



American Airlines to Fly Year-Round to Jackson Hole


(September 29, 2017), Jackson Hole, WY –– It is with pleasure that the Jackson Hole Travel & Tourism Board, JH Air Improvement Resources Board and American Airlines announce the opportunity to provide YEAR ROUND air service to Jackson Hole, Wyoming. Beginning Spring 2018, American Airlines will fly a daily CRJ700 from Dallas Fort Worth, TX to Jackson Hole, WY, complementing their A319 service during the summer and winter.

“Commercial air service is a significant factor in expanding and developing Wyoming’s economy,” said Governor Mead. “Entrepreneurs and businesses need quick access to markets and customers. Visitors want convenient access to their destination. Residents want the mobility air service provides. The addition by American Airlines of year-round service is a boon to Jackson and Wyoming. It is good news for our state.”


“Adding American Airlines on a year-round basis should allow locals to feel the benefits of more choice when we move into the spring/fall timeframe,” stated Mike Gierau, Chair JH AIR. “The ability to fly the smaller Regional Jet aircraft during our shoulder seasons is the key to matching a strong, but lower capacity demand,” continued Gierau.  “The Spring/Fall service (April/May and October/November/early December) will complete the year-round air service for American Airlines. We know our community has been asking for increased, year-round options, they love to travel for work and pleasure and being able to use a consistent loyalty program year round is a plus”.


Keely Herron, speaking on behalf of the JH Travel & Tourism Board, expressed their delight with the opportunity this may provide, for locals and for the folks trying to travel to Jackson during a time of very low air seat capacity. “Daily year-round service on American will be a big benefit to Jackson locals as well as business travelers. The Travel & Tourism Board works to help even out seasonal ebbs and flows, and we look forward to supporting American Airlines, along with each of our airline partners flying service to Jackson during the spring and fall seasons”, concluded Herron.


Spring and Fall service will be operated on a CR7.

Spring schedule:

DepartureDepart Time       Arrival    Arrival Time

Note: Schedules are subject to change.



Jackson Hole Fly Fishing Fishtober is here!

October is  my favorite time of the years in Jackson Hole to fish.  The rivers are empty and fish are still actively feeding, and just so you don’t think I am telling you a fishing story here is some proof:

Bill catching a brown trout

For more details on what to fish, check out the latest fishing report from Snake River Anglers.

One of my favorite excerpts from the above fishing report is: Streamer fishing is not producing consistently, and hasn’t for much of the year since runoff subsided in July. This should change in the coming weeks.

There is nothing Barbara and I love more than catching big fish on streamers. It is one of the many reasons why we live here.  Give us a call to talk about the fishing, or talk about the real estate. And check out this listing of ours, one of the premier live water properties in the valley.


Introducing the 2017 Summer Catalog of Fine Properties

Jackson Hole Sotheby’s International Realty is pleased to release the Summer 2017 Catalog of Fine Properties—a collection of the finest real estate offerings in Jackson Hole, Teton Valley and beyond.

Allen & Van Gelder Ranked Among Top in Wyoming

Real Trends America’s Best Real Estate Agents

To be included in the ranking, agents must have closed at least 50 transactions or $20 million in closed sales volume in 2016. Teams must have closed 75 transaction sides or $30 million in closed sales volume in 2016. All production numbers are independently verified by a third-party to ensure accuracy and report integrity. Barbara Allen & Bill Van Gelder ranked #9 in Teams by Volume for Wyoming.

Strong Demand Drives Days on Market Down

2017 inventory levels continue to stabilize across market segments.

JACKSON, WY – The past several years have seen a noticeable decline in active listings on the market for properties under $850k in Teton County, Wyoming.<.p>

Properties within this market segment have seen a corresponding decline in absorption rates as buyers looking for single-family homes and condominiums are jumping at the opportunity to own a piece of Jackson Hole. Available listings have continued to correct from a peak established in 2012 (See Figure 2) with levels normalizing within the last two years.

Inventory of listings priced between $850k and $1.5M have seen only a slight decline through seasonal averages during the same period, while listing inventory numbers in the luxury segments of the market at $3M and above have remained essentially constant.

Across the market as a whole, the average number of days-on-market is down as buyers move quickly to secure quality inventory.

With the increased desire for lifestyle-inspired home purchases and a continued need for workforce housing solutions within Teton County, the lower-priced market segment continues to see robust activity amidst tightening inventory levels.