Condos and Homes in the $500,000-$1,000,000 price range see increased activity in June

The Colbert Real Estate Report

Monthly Market Update for July 2016

Jackson Hole, WY

What Sold in June 2016?

  • 55% :: Percentage of single family home sales (back up after low last month)
  • 38% :: Percentage of condo/townhome sales (down after high last month)
  • 7% :: Percentage of Land Sales (down for second month in a row)
  • 45% :: Percentage of residential properties selling for over $1 million (up again from last month)
  • 55% :: Percentage of residential properties selling for under $1 million (down again from last month)
  • 16% :: Percentage of residential properties selling for under $500,000 (half of last month)

What it means:  Single family homes sales are back up after a slow May, representing over half of all property sales in June.  Condos and townhome sales dipped after a strong showing in May.  Land sales declined again last month (only 4 sales in June), as many buyers focus their attention on the influx of existing homes and townhomes that have come onto the market in the last few months.  Entry level sales took a dip after a strong May, with only 15% of all sales occurring under $500,000 in June. The “hot spot” in June was the $500,000 – $1,000,000 price range, representing 36% of all sales last month. Sales in this segment included several vacation condos in The Aspens and Teton Village and several single family homes in Rafter J and Cottonwood Park, which are popular with local buyers. Property sales over $1 million increased for a second month in a row, accounting for 45% of all sales. High end property sales (defined as sales over $3 million) slowed in June as only 4 sales occurred in this price range (7% of all sales). Three of these high end sales were in Granite Ridge – 2 cabins (pictured below) and the last remaining undeveloped slopeside lot in the development. 




Granite Ridge

One of 2 Granite Ridge cabins that sold in June (listed by JH Sotheby’s)

Click HERE to read the full Monthly Market Update for July 2016.

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Sales and Volume decline in 2016, while affordable inventory dwindles – Quarterly Update from The Jackson Hole Report

Sale transactions and dollar volume are down in the first quarter of 2016 while available inventory in the entry level market dwindles, resulting in increased demand for well priced properties. The Jackson Hole Report, a quarterly market report prepared by my colleague David Viehman at RE/MAX Obsidian Real Estate, provides insights into the local real estate market through the end of the 1st quarter 2016. Click HERE to read the full 2016 Q1 Report. A summary of statistics/trends follows:


  • Total number of Sale Transactions are down 26%
  • Sales under $1 million are down 36%
  • Overall dollar volume is down 27%
  • Due to limited inventory, the Average Sale Price increased by 11% in Q1 2016
  • Hot Price Point: Properties priced between $1-3 million, where 40% of the sales occurred in the first quarter
  • Hot Location: The Westbank (including Teton Village) which accounted for 45% of all sales in the first quarter

Crystal Springs condo sold in Teton Village (listed by JH Sotheby’s)


  • While high-end property sales ($2+ million) were down 68% in the first quarter, there are 39 high-end properties under contract (an increase of 34%), with an average list price of more than $4.5 million
  • Available inventory of high end properties is up 20% compared to this time last year
  • There are 47 properties for sale over $5 million, an increase of 18%
  • The most expensive property for sale in Teton County is a 580 acre ranch (with 6 building sites), listed for $45 million (pictured below)

580 acres available for sale off Spring Gulch Rd – $45 million (listed by Live Water Properties)


  • Single family home sales in the first quarter were consistent with sales last year at this time
  • However, the average sale price increased 18% to $2.3 million
  • Single family home sales over $1 million are up 13%
  • Single family home sales over $3 million are up 100% compared to this time last year!
  • While over all single family inventory is up 8%, available homes under $1 million are at a 25 year low
  • Only 15% of available single family homes are priced under $1 million
  • Considering that 47 homes sold in this segment in 2015, there is less than 1 month of available inventory for home under $1 million.
  • Click HERE to view the 20 single family home listings priced under $1 million

Single family home available in Hidden Ranch – $925,000 (listed by JHREA)


  • Overall condo sales are down 29%, with only 39 sales in the first 3 months of 2016
  • The average sales price dropped 11%, however the price of available inventory is up 38% – which represents the highest average condo list price since the start of the recession in 2008
  • Condo sales under $500,000 decreased by 39% in Q1 2016 due to low inventory levels
  • Condo listings under $500,000 sell in 86 days, on average, many times receiving multiple offers
  • Only 28% of available condos are priced under $500,000


  • Lot sales are down significantly (58%) with only 14 sales in the first quarter of 2016
  • Average sales price is up 16%
  • Overall available inventory dropped 5% from last year, however list prices remained consistent.
  • Available vacant land for sale under $500,000 is only 1/4 of what was available in 2013 & 2014.
  • Majority (71%) of vacant land buyers are second homeowners and/or retiring baby boomers.


As we approach the busy summer listing/selling season, the amount (and price) of new inventory will dictate future market values. The law of supply and demand will especially affect the sub $1 million segment, where current supply levels are very low compared to 2015, representing only 2 months of inventory. Whether you are a first time or seasoned home buyer, there are still opportunities out there, with many not listed in the MLS. If you are an active buyer, or looking to get into the Jackson Hole real estate market, please connect with me for an honest and comprehensive analysis of the current buying opportunities in our market.

As a Seller, the best strategy is to price your property competitively (based on the most comparable sales) and market it effectively, as buyers continue to be motivated by finding a good value. If you are interested in a learning what your property could sell for in this market, please connect with me for a free, in-depth, data-driven market analysis.

“What” sold in the Jackson Hole Real Estate Market in July 2014?

Monthly Market Update for July 2014

Jackson Hole, WY

What Sold in July 2014? 

  • 52.5% :: Percentage of single family home sales (much higher than typical)
  • 25% :: Percentage of condo/townhome sales (down significantly from last month’ s 46%)
  • 22.5% :: Percentage of Land Sales (up from last month’s 14%)
  • 2.5% :: Percentage of distressed property sales (1 short sale in July)
  • 25% :: Percentage of residential properties selling for over $1 million (down again from last month’s 29%)
  • 75% :: Percentage of residential properties selling for under $1 million (up slightly from last month’s 71%)
  • 36% :: Percentage of residential properties selling for under $500,000 (down from last month’s 43%)

What it means: The month of July saw the highest amount of single family home sales in almost a year. Single family homes sales accounted for 52.5% of all sales last month and included several high end properties in Teton Pines, Stilson Ranch (pictured below) and Teton Village (which had been on the market for 564 days!).  There were also two high end lot sales in Crescent H and Shooting Star, listed at $5.5 million and $2.3 million, respectively. Neither sale price was disclosed. Conversely, condo and townhome sales were down significantly last month representing only 1/4 of all sales. This trend  mirrors the available inventory, where there are 213 single family homes for sale and only 91 condos available for sale. Land Sales were up again, representing 22.5% of all sales in July. Last month there was one short sale, only the third distressed sale in all of 2014. It was a small condo on Snow King Drive that went under contract back in March 2014.



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“What” sold in the Jackson Hole Real Estate Market in January 2014?

Monthly Market Update for January 2014

Jackson Hole, WY

What Sold in January 2014? 

  • 38% :: Percentage of single family home sales (down from last month’s 46%)
  • 29% :: Percentage of condo/townhome sales (down again from 36% last month)
  • 33% :: Percentage of Land Sales (more than double the typical month)
  • 0% :: Percentage of distressed property sales (NO bank sales and NO short sales in January)
  • 29% :: Percentage of residential properties selling for over $1 million (similar last month’s 27%)
  • 71% :: Percentage of residential properties selling for under $1 million (similar to 73% in Dec)
  • 38% :: Percentage of residential properties selling for under $500,000 (down from 42% in Dec)

What it means: When analyzing “what” sold in Teton County in Jan 2014, the most unique statistic was the high percentage of land sales. There were 8 lot sales in January which represented 1/3 of all transactions. The amount of land sales isn’t that uncommon (in the past 12 months there have been 6 months with at least 8 land sales), however what is unique about this month is that while overall sales dropped (see Summary Blog) land sales remained steady (between 6 and 10 sales per month). Overall, land tends to sell more in the spring/summer months, but there have been 17 lots sales in Teton County since the snow started flying. Notable land sales in January included a Granite Ridge homesite (listed at $2.95 million) and a lot at Shooting Star (listed for $3.3 million) in Teton Village, 2 lots in the new King Eider development in Rafter J and a lot out in Kelly (listed for $349,000).


The month of January did not include a short sale or a bank sale after 2-5 such sales every month since October. Currently there are only 2 distressed properties for sale under $1 million – a fixer upper 3 bedroom condo in E Jackson for $352,000 and a 2 bedroom condo in W Jackson for $249,900. Note there are two higher end short sales also on the market – Game Creek Ranch ($1.495m) and an interesting ‘castle’ like property down Fish Creek Rd, listed for $1,500,000, which is pictured below. Click HERE to view all 4 distressed properties.


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Year in Review: Market Trends and Sale Statistics for the Jackson Hole Real Estate Market in 2013

Over the course of 2013 I have been tracking many different sale and market statistics which all help paint a picture of the real estate market in Jackson Hole over the past year. Below are some of the major take-aways from the Jackson Hole Real Estate Market in 2013:

Distressed Property Sales:  Teton County experienced the highest levels of distressed property sales (bank sales and short sales) in the spring and early summer of 2013. In April, there were 8 distressed sales, which represented 15% of all property sales that month. May and June also saw a significant amount of bank and short sales, however by the end of the summer, these types of properties seemed to disappear from the market all together as September did not see a single distressed sale. Since then, each month has had their own share of sales, suggesting that while the majority of this shadow inventory has been absorbed, there still remains a trickle of  bank owned property coming onto the market.  Click HERE to see Distressed Properties currently for sale in Teton County.


Investment Property Sales: Overall, the sale of investment property in Teton County increased throughout 2013. Investment property is defined as property that can legally be short term rented and is concentrated in areas such as The Aspens, Teton Village and near Snow King Resort in the Town of Jackson. Interestingly this type of property experienced more sales near the beginning of both the summer (May) and winter (Nov) tourist seasons suggesting that investors were planning to benefit from Jackson’s two busiest seasons. Recent improvements made to both Teton Village and Jackson Hole Mountain Resort and Snow King Resort may also help explain the increased interest and real estate activity for these property types. Click HERE to see short term rental/investment property currently for sale in Teton County.


Average Days on Market: The average days a property sits on the market before selling can tell us many things about the speed of absorption, the level and quality of inventory and the motivation of both buyers and sellers. When inventory levels are low (i.e. not many properties on the market) we tend to see sales of property that has been on the market for quite some time as buyer’s options decrease. On the other hand, when inventory is low well priced properties can be snatched up quickly (and not be on the market for very long at all). From the chart below, we can understand that during months when sold properties spent a longer time on market before selling, these properties were selling at more of a discount (or a lower Sales Price to List Price ratio). Conversely, when the monthly sales had a lower average of days on market before selling, buyers were receiving LESS of a discount (or purchasing at a HIGHER Sale/List Price ratio).


Inventory by Price Point: Earlier this year I analyzed how the available inventory levels (and pending sales) compared to actual closed sales, based on various price points. When we look back on 2013 as a whole, a few trends emerge. There were 440 closed sales in Teton County in 2013 (excluding land sales and fractional sales). Currently there are only 230 properties available for sale, or about a 6 month inventory. Property sales in 2013 were spread somewhat evenly across various price points (Under $500,000 / Between $500,000 – $1 million / Over $1 million – See Chart below.) This is also in contrast to available inventory, where the majority of properties (59%) are priced over $1 million despite this price point accounting for only 30% of 2013′s sales. Conversely, properties selling for under $500,000 made up 36% of all property sales in 2013, however only 12% of the current available inventory is priced under $500,000 (29 properties to be exact).



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Jackson Hole Mountain Resort to open on Thanksgiving

In less than a week Jackson Hole Mountain Resort with fire up its chairlifts and officially open for the 2013-2014 ski season. This year marks the earliest opening ever on Thanksgiving Day. The upper mountains have received a reported 86″ of snow so far this year, with 33″ of it sticking around to form the base. Snow making efforts over the past month have provided coverage on the lower mountain for opening day. It’s not yet clear exacting what lifts will be spinning on Thursday, but in years past skiers have been able to ski off of Apres Vous Chair and Casper Chair on opening day.


This year, Jackson Hole has the distinct honor of being named the #1 Overall Ski Resort in North America by SKI magazine’s Reader’s Poll. Jackson Hole also received top ranks for Overall Satisfaction, Character, Variety and Challenge from over 10,000 readers participating in the poll. As a thank you to the skiing/riding community, this Friday November 29th Jackson Hole Mountain Resort will offer FREE skiing  to the local community and visitors alike. There are now 12 cities with direct flights to Jackson Hole including Chicago, Los Angeles, Houston, San Francisco, Denver, New York (JFK), Newark, Atlanta, Minneapolis, Seattle and Salt Lake City.

Web Winter Map 12 Cities

REAL ESTATE IN TETON VILLAGE: Do you visit so often that it make sense to own a ski condo here? Are you a local and interested in investing in some prime ski-in, ski-out real estate? There are many options in Teton Village including 1-4 bedrooms condos and townhomes starting at $299,000, condo-hotels starting at $330,000 and single family homes starting at $2,250,000 as well as fractional ownership opportunities starting at just $10,000. Click the in links the preceding sentence to view the current inventory.

Interested in staying informed about real estate opportunities near Jackson Hole Mountain Resort? Sign up for Automatic Email Updates informing you of any new listing or closed sales (with sale price) of a particular property type and location.

Happy Skiing!


Fresh powder turns in the Jackson Hole backcountry