12 East 69th Street

Jackson Hole Airport Summer 2018 Flight Schedule

The Jackson Hole Airport is located at the base of the spectacular Teton Range. Flying into the Jackson Hole Airport is an awe-inspiring start to your trip to Jackson Hole, since it is the only airport located entirely within a National Park.

The summer of 2018 Jackson Hole airline schedule has been announced. You can now fly directly from from Atlanta, Chicago, Dallas/Fort Worth, Denver, Houston, Los Angeles, Minneapolis, Phoenix, Salt Lake, and San Francisco into Jackson Hole.  Jackson Hole is serviced by American, Delta, Frontier and United Airlines.

Jackson Hole Airport 2018 Summer Flight Map

For the complete Summer 2018 follow this link JH-Summer-2018-Flight-Schedules

For more information of flying to Jackson, including up to date arrival and departure schedules, please visit the Jackson Hole Airports website at www.jacksonholeairport.com 


Snow King Mountain will be groomed in April

One of my favorite Jackson Hole spring sports is “skinning the king”.  Using back-country ski gear you can climb up Snow King Mountain and earn your turns to ski down. This year, thanks to a partnership between Snow King, Exum Mountain Guides and Arc’teryx combined with local donations,  Snow King will continue to be groomed once a week throughout April even though the lifts have stopped running. This will help keep the snow ski-able until it is time to break out the hiking books and mountain bikes in May.

Skinning the King is a great way to be introduced to back country skiing gear and techniques in a safe, semi controlled environment, while getting an unbelievable workout. Since Snow King is controlled for avalanches during the ski season, any avalanche danger is minimal in the spring allowing you to enjoy the scenery and focus on the best view of the town and Tetons from the summit.  Since the lifts are closed, you have the added bonus of being able to bring your dog(s) along.

Although spring is the time of year I most often skin the king, Snow King Mountain allows for year round uphill travel. This past year Snow King partnered with  Stio to launch an Uphill Challenge for their  80th Anniversary winter season. Uphill pass and season pass holders were able to scan their passes at the base of the Summit Lift or Rafferty Lift and then scan them at the top point they reach on the mountain.  Their times and vertical feet climbed were logged on each journey. Awards were given monthly to the top male and female winners for either the fastest time or the most vertical feet climbed each month. In addition, random drawings were held for those who have participated each month.

Yet another way to get outside and enjoy the Jackson Hole Lifestyle.

Jackson Hole – One of the Healthiest Places to live in the United States

We always discuss the great lifestyle Jackson Hole offers residents and visitors alike.  U.S News just confirmed this, ranking Teton County (Jackson Hole) as the 6th healthiest county in the United States.

Click below for the full article.




Wyoming Property Taxes

Wyoming Residents pay some of the lowest property taxes in the country at an average mill levy of .067%. This means on a home worth $1mm dollars, your real estate taxes average only $6000/year.

The personal-finance website WalletHub this week released its 2019 Property Taxes by State report, which compares home and vehicle taxes across the nation and features insights from a panel of experts.

By living in Jackson Hole, you not only get to enjoy our casual western lifestyle and wide range of outdoor activities, but you pay less in real estate taxes then almost any other state.




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

[Please Click Here For Full Report]

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


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.