Teton Village Update - April 22, 2008

  Actually the Tram Tower is no longer there….but a new one is being built!

The update at Teton Village: What has happened since the March report? The ski season at the Jackson Hole Mountain Resort will go down as one of the very best. Highlighted by over 600 inches and a base of over 100 inches skiers were delighted by quality skiing all season. Next year will be the debut of the new Aerial Tram so we will be excited about the 2008-2009 season too. With that said - we have had it with winter! Bring on Spring!

Real Estate News - There have been 3 closings since March 1st. A Four Seasons Resort Penthouse for $4,500,000, a new "Timber’s" Free Standing Townhome for close to $3,400,000 and an older condo that sold for close to $1,600,000. The last month of skiing proved to be fairly active on the sales side as there are 9 Pending transactions with an average list price of $2,260,000. This includes 2 Granite Ridge Lodges and 1 Four Seasons Penthouse.

The 9 Pending Transactions sound great but the real news is in the available active inventory — 54 Active Listings. The median active listing price is $1,995,000 so there is a lot of inventory priced in the "millions" category. Average Days of Market is climbing and is at an average of 157 days (that’s an entire ski season!).

Overall the Teton Village Market is a strong Buyer’s market. There are a lot of condos and townhomes to choose from and there are probably many Seller’s willing to negotiate. The biggest issue with the available inventory is that the prices were set when the market was much more active. Now we do not have Buyers and the pricing is at pre decline pricing.

If you would like information on:
Teton County, Idaho - please visit: www.tetonvalleyexperts.com

Jackson Hole, Wyoming - please visit: www.jacksonholeexperts.com

Market Update - Jackson, Wyoming
April 22, 2008

Temperature at the Jackson Hole Airport = 39 degrees! Brrrrrrrr…..
Yes as you read the headline it was 39 degrees on April 22, 2008. This would not be such news but those of us in Jackson Hole have had just about enough winter. We finally had some warmer weather during the weekend to melt some valley snow but overall this has been the spring that just has not started yet. Last year - a warm dry year - was on the other end of the spectrum as most of us were concerned about drought and wildfires. This year we are starting to be worried about when the tulips are going to bloom.

March came and went and there is not a lot to talk about. For the third straight month the number of transactions has not crested 25! In March, there were a total of 22 transactions with a closed sales volume of $38.5 million. To illustrate the slow transaction data we only have to look at the number of transactions during the previous 3 years: 2007 – 60, 2006 – 53 and 2005 – 68.

Of the 22 transactions in March of 2008 – 18 were single family homes and 3 were vacant lots. Highlights are 1. A home in Tucker Ranch sold for $8,000,000 2. There were 2 sales in Teton Village over $3 million and 3. There were 9 sales in the Town of Jackson (mostly condos and townhomes).

There are currently a total of 55 Pending transactions with a total Listing Volume of $133 million. The average list price being $2,425,944. There are 3 transactions that are priced over $10 million!

In real estate news - The Teton County Planning Commission voted 3-1 to advise the Teton County Commissioners to enact a freeze on subdivisions and zone changes for parcels of 20 acres or more.

If you would like information on:

Teton County, Idaho - please visit: www.tetonvalleyexperts.com
Jackson Hole, Wyoming - please visit: www.jacksonholeexperts.com

New Listing - 405 Moulton Loop - North of Jackson Hole - Just Minutes from Grand Teton National Park!

Christy and I just listed a wonderful property in Moulton Loop - North of Jackson.  The best part….very affordable for Jackson Hole — $1,335,000 for 2.5 acres, an almost 3,000 square foot house and a large barn and workshop.  The views do not get much better from this property. 

North of Jackson is known for big views, open space and a lot of wildlife.  As we were listing the property a beautiful fox ran across the backyard.  There is fantastic landscaping with large spruce and pine trees, a manmade refection pond (full of friendly frogs), and large "estate" quality lilacs and aspen trees.  The home is perfect for "easy living".  The main floor consists of the kitchen, living room, dining room, guest bedroom or office and the master bedroom.

The workshop is perfect for storing all the Jackson Hole toys or converting into a guest home.  As you can see the views from the northern end of the workshop are fantastic.  The property is easy to show..Just Call!  For more information on this home or other homes in the Jackson Hole Region visit www.JacksonHoleExperts.com.

April 21, 2008 — 4:00 P.M. — Temperature at the Jackson Hole Airport = 28 degrees!  Brrrrrrrr…..

Yes if you read the headline it is 28 degrees.  This would not be such news but those of us in Jackson Hole have had just about enough winter.  We finally had some warmer weather during the weekend to melt some valley snow but overall this has been the spring that just has not started yet.  Last year - a warm dry year - was on the other end of the spectrum as most of us were concerned about drought and wildfires.  This year we are starting to be worried about when the tulips are going to bloom.  Last year I planted my garden on March 21st.  This year I planted it on Saturday - April 19th.  This was the earliest I could possibly put a shovel into the ground.  I planted Spinach, Beets, Carrots, Kohlrabi, Kale, and Chard for those who care.

Snow King Resort is still completely snow covered.  Yes I also skied on Saturday.  Top to Bottom.  Pretty good slush/corn skiing.  One of the few benefits of the cold spring.  There should be some excellent skiing to do in the National Park - all the way through May!  Fishing on the other hand could be a different story.  So far reports are fair unless we get some warm weather and then it seems to pick up.  Today would be down right freezing.

Real Estate wise Jackson Hole seems to take a break during Spring Break (2 weeks).  The offices of Sotheby’s International Realty were quiet during the break but we did see a resurgence of agents today in the office.  Activity could be described as surprising steady.  There are a total of 55 Pending transactions with a total Listing Volume of $133 million.  The average list price being $2,425,944.  There are 3 transactions that are priced over $10 million!  Overall Christy and I see a lot of inventory in almost all segments.  There are good buys in just about all segments with the exception of the Westbank inventory.  The major void in the Westbank area (South and North of Wilson) happens in the price range from $800,000 to $2,500,000.  Even this area has a few available offerings that could be considered rare.

On real estate news - The Teton County Planning Commission voted 3-1 to advise the Teton County Commissioners to enact a freeze on subdivisions and zone changes for parcels of 20 acres or more.  An exception to the suggestion is Teton Meadows which received an exception to the moratorium.  Teton Meadows is looking to change the complete dynamic of the South Park area with a gross up zone asking for 500 homes (most of which are under the "affordable" categorization).  Unfortunately the effects of this decision could change Jackson for ever so in my eyes the only solution for the Teton County Commissioners to to deny this development.  As seen in the recent news and probably the reasoning behind the moratorium is that there is still a lot of land available to develop so the scare technique that Teton Meadows is using is not the case.  There are a lot of developments that could offer affordable housing and most of these are in better locations than the rural character of South Park. 

There was a great letter to the Editor in the Jackson Hole News and Guide in the April 16th edition written by Dale Kaplan.  She suggests the Town of Jackson explore the idea of moving the Teton County Fair Grounds to make room for a dense, yet sensible residential development in the location of the Fairgrounds.  I have thought about this many times - Dale beat me to the punch.  If we are going to force dense development upon the valley the Fair Grounds make the most sense.  It could be the second heart of Jackson with multiple stories - commercial, retail and residential all with in walking distance of Snow King, the Town of Jackson, Cache Creek.  Minimal car traffic.  I believe it is time we start to explore these issues instead of jamming 500 homes in an area that should see 50.

I hope you enjoyed this entry from the Jackson Hole Real Estate and Community News Blog.  If you would like addtional information on Jackson Hole please feel free to email or call.  For Real Estate News check out www.JacksonHoleExperts.com.   

The Economic Stimulus Act of 2008 signed into law by President Bush in Feb. provides help for some homeowners facing a more challenging lending environment.  The act contains provisions to increase the availability and affordability this year for the kinds of loans that finance many Jackson Hole area homes. 

The act provides a good opportunity for homeowners who purchased homes in the Jackson or Teton Valley of Idaho area during the past 3-5 years and used an adjustable rate mortgage to fund the purchase.  Between March 1 through December 31 new jumbo-conforming loan limits apply.  The economic stimulus package temporarily increased the limit on mortgages that can be purchased by the government-sponsored Freddie Mac and Frannie Mae.  The Office of Housing and Urban Development, Freddie Mac and Frannie Mae have designated Teton County, Wyoming, and Teton County, Idaho, as among certain high-value areas of the country where  a higher loan limit will be necessary to be coupled with a lower conforming rate.  The traditional loan amount is still $417,000 but the jumbo conforming loan limit is now $693,750.

The new rules only apply to 30-year fixed rate and five year adjustable mortgages.

For more information on the new mortgage rates feel free to touch base with Taylor Mortgage, John Curry at 307-733-5800 or T.R. Pierce at the Bank of Jackson Hole 307-733-8064.  They’d be happy to assist you.  If you are interested in real estate information please feel free to call Garth Gillespie 307-413-5243 or email me.

Comfortable, Well Maintained Rafter J Home.

Charming 3 bedroom, 2 bathroom home includes a gas fireplace, an open floor plan, a large well maintained fenced yard and a 2 car garage. Good mountain views in all directions and the opportunity for remodeling and or expansion provides the homeowner many possibilities. Rafter J offers good walking paths, views of the Tetons and a peaceful neighborhood location.

The home is about 1,500 square feet and includes washer and dryer, refrigerator, stove/oven and a dishwasher.  Room spaces are perfect with a large open floor plan in the kitchen, living and dining room.  Summer outdoor life is fantastic with a large lawn in the back yard - perfect for horseshoes, soccer, free roaming dog etc

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Please call Garth Gillespie at 307-739-8056 or email me if you have additional questions or would like to tour the home.

Location!  Rare! On Flat Creek!  In the Heart of Jackson Hole!

Christy and I just listed a Condo in the heart of the Town of Jackson.  Extremely unique as it is only one of 7 condos in the Town of Jackson that has a third story roof top deck that overlooks Flat Creek and the Bridger Teton National Forest.  It is almost impossible to explain unless you can see it for yourself but the main floor of the condo has floor to ceiling windows that basically overlook the river as it winds itself through a large meadow.  South facing exposure brightens the 3 bedroom, 3 bathroom, 2,200 square foot home making for an efficent living space.

Listing Price — $1,475,000

Easy to show and if you would like additional information please do not hesitate to call (307- 413-5243 or email.

Over the past month there have been several real estate developments moving through the approval process in the Town of Jackson and Teton County, Wyoming.  I will use this post to update many of them.  If you have any questions about these developments or others that you have heard of please do not hesitate to give me a call at 307-413-5243 or email me.

1.  28 unit development in East Jackson:  Yet to be officially named, this development takes place in East Jackson on 3.35 acres between Rancher Street and Nelson Street.  The planned unit development is proposed to be 145,700 square feet in size which includes 8 single family residences, eight duplexes, and four townhomes.  The development requires affordable housing for 9.79 people and the developer generously is providing affordable housing for 10.  This particular property is in a very attractive location and the developer has a great track record.  It should be a very attractive property with landscaping, sidewalks and a good neighborhood feel.

2.  The Snake River Brewery and Restaurant is expanding!  The "Brew Pub" will be expanding by 2,300 square feet and will include a second floor outdoor deck, new bathrooms (desperately needed!) and an upgraded kitchen.  Congrats and good luck!

3.  A Developer is planning on developing the property that is currently the Painted Buffalo.  The development will be 151,000 square feet in size and will be of a mixed use.  Most of the space will be a new 155-room luxury hotel, spa and fitness center, conference space, restaurant, bar and limited retail space.  The proposed plan calls for a 4 story building.

4.  A beautiful new property is going to be built on the corner of Pearl and Jackson.  The new building will be 31,000 sq feet is size and will be of mixed use.  Retail/Commercial space will be on the first floor with a mix of affordable, employee and free market "lofts" will be on the 2nd and 3rd floor.  The units on the 3rd floor are incredible and should be in big demand when they are released.  The parking will be underground.

5.  A major development was proposed in the county by 3 ranching families - Lucas, Von Gontard, and Robertson families.  The application consists of 692 acres with up to 315 homes.  The acreage is located in 3 different areas - South Park (across the street from 3 Creek Ranch), Hog Island (next to the WYDOT building) and Game Creek.  The property in Game Creek would transfer development rights to the other 2 properties.  Preliminary plans show the South Park property would contain a total of 181 homes - 107 market homes and 74 deed restricted units.  The Robertson property would consist of 128 total units with 33 free market, 11 affordable, 48 PUD affordable and 36 PUD affordable market homes.  This looks and sounds much better than the awful Teton Meadows plan.

6.  There is a lot of new development taking place at Teton Village.  Most recently the Little Nell hotel went before the planning commission for its first hearing.  Little Nell, a project of Terra Development Group, would be a 50 unit condominium-hotel.  The 121,000 square foot hotel includes a conference room, a spa, 3,500 square feet of retail and a 5,000 sq ft restaurant.  The property is 1.3 acres in size.

I hope you found this information informative and easy to read.  Please visit www.JacksonHoleExperts.com if you would like additional information.

Just Announced — Summer Flight Schedule for Summer 2008 - Jackson Hole.

Time to book your summer vacation to the most beautiful place in the lower 48! 

For more information on Jackson Hole and Jackson Hole Real Estate please visit www.JacksonHoleExperts.com or give Garth Gillespie a call at 877-739-8056.

2007 was a record year for the Jackson Hole real estate market, and even better one for Sotheby’s International Realty Jackson Hole Brokerage, which increased its local market share to 61.8% based on its sales volume contrasted against Teton County total sales as reported by the Teton County Assessor’s office.

Looking at the market as a whole, the total dollar volume of sales reported through the Teton Board of Realtors Multiple Listing Service (MLS) in 2007 rose 9.1% over 2006.  Even in the fourth quarter, a rocky period for the national real estate market, sale volume was up 5.6% over the same period in 2006.  Sotheby’s sales associates outpaced their competitors for the year, boosting the MLS sales volume in 2007 by 12.2%.  Based on the Teton County Assessor’s numbers, which include both MLS and non-MLS transactions, Sotheby’s associates handled 61.8% of the $1.055 billion real estate sales volume in the Jackson Hole region.  The company’s average market share for the past five years is now 58.2%.

As the result of agent’s efforts and enhanced support they receive, listings with Sotheby’s International Realty in 2007 resulted in an in-house sale nearly 60% of the time.  This was more than 50% better than the company’s nearest competitor - Real Estate of Jackson Hole.  Sotheby’s agents do 88% more transaction sides per agent and 83% more dollar volume than their closest competitor.

This story was written by Sotheby’s International Realty Jackson Hole Brokerage with contributions and editting by Garth Gillespie, sales associate. 

For more information on these statistics or if you have any questions about the Jackson Hole Market please feel free to visit JacksonHoleExperts or to call me at 307-413-5243.