2018 Summer Catalog & Market Update

2018 Summer Catalog and Market Update – 

I am pleased to deliver our latest Catalog of Fine Properties for the summer of 2018. In addition to the catalog, you will find a quick market update, information on my new listing on Matheson Hill Road, and a few additional updates.

For the first half of 2018, the total number of residential sales (homes and condos) increased by 28% compared to the previous year. The increase was most noticeable in single family homes, up 37% compared to 2017. As of today, there are only 11 single family homes in Teton County, Wyoming priced under $1M. By area, Teton Village (excluding fractional sales) saw a 50% jump in the number of sales in the first half of the year. Many condo listings in the Teton Village area received multiple offers from 5+ buyers within the first day or two of coming onto the market.

The higher end of the residential market is also performing better than the previous handful of years. For luxury homes priced between $5-10 million, 11 sales have occurred in the first half of 2018, whereas only 4 sold last year. The same higher end result was evident with vacant land with the total number of sales down 9% compared to 2017. However, land with more than 1 acre saw an increase in transactions of 13% and for lots of 5 or more acres sales were up 28%. The trend indicates that luxury buyers are gravitating toward larger acreage properties with more privacy and unobstructed views.

Please contact me today if you would like a hard copy of the 2018 Summer Catalog mailed to you, or a more focused analysis on your property or a specific market segment of the Jackson Hole area. As always, I look forward to hearing from you!

Resort Report

2018 Sotheby's International Realty Resort Report

My favorite report of the year – the Resort Report. For the forth year in a row, I’m pleased to deliver this content rich publication – a market report comparing the residential real estate sales of 12 ski towns across the West.

When looking at residential sales in Jackson Hole, our lack of inventory continues to drive the trend – properties spent fewer days on the market, and sold closer to asking price. Since the new tax plan was unveiled, Wyoming’s lack of state income tax has become an even larger deciding factor amongst buyers looking to purchase in resort communities (more on WY tax benefits). According to the Resort Report, the average price per square foot in Teton County, Wyoming was $618 – with only Aspen ($1,456) reporting a higher per square foot cost. The average sale price in Jackson Hole increased 7.3%, however, 7 of the 12 resort market areas experienced a more accelerated increase than Jackson Hole. To read more, please click the above document.

Please contact me today if you would like a hard copy of this report, or a more focused analysis on your property or a specific market segment of Jackson Hole.



2017 Market Report

Above you will find the 2017 real estate market report for Teton County, Wyoming. This report compares sales in 2017 to 2016 in a few different ways – sales volume (the total dollar value of sold properties) and unit sales (the number of sales). If you want more specific information, this report also delves into three large market segments – single family homes, condos / townhomes, and vacant land / ranch sites. Please let me know if you have questions, or would like more detailed information as it relates to a specific property type or price point.

TL;DR: Unit sales of condos and single family homes fell 8% in 2017, reflecting a decline in available inventory of nearly 11%. Our “middle” market ($1.5 to $3 million) was the most active segment, as unit volumes rose 5% and prices increased 6%. Demand and sales of higher end properties (above $3 million) pushed average prices up 7.3%, although weaker on unit sales. Selling prices have been consistently about 92% to 93% of the asking prices.

Property Journey

Press play or click the image above anywhere to start the video. When a listing is marketed through the Sotheby’s International Realty® network it immediately begins a journey to worldwide exposure. This video follows a property through the marketing process when it becomes listed with Sotheby’s International Realty. Contact me directly for additional details.

Holiday 2017 Market Recap

Seasons greetings from Jackson Hole! I am pleased to deliver our latest Catalog of Fine Properties just before the holidays. In addition to the catalog below, you will find a quick market recap of 2017, information on my new listing in the Aspens, and a featured listing video.

As 2017 comes to a close, I would like to thank all of my friends and clients for your continued support and referrals. I look forward to helping buyers stay in front of new listings in a competitive market, continued innovation in marketing my listings for sellers, and my ongoing role with the Teton Board of Realtors as Treasurer / Vice President of the board.

If I can ever be of any help, please do not hesitate to reach out!


183 – Number of single family homes sold.
6% – Increase in average sales price for all property types.
$1,892,997 – Average sales price of a single family home.
22 – Number of single family homes available under $1,000,000.
190 – Residential listings available currently.
118 – Vacant land listings available.
$549,000 – Lowest priced single family home currently listed.
$28M – Highest priced single family home currently listed.

If you would like additional details, a more in-depth report, or information specific to your property please contact me! The above data is from the the Teton Board of Realtors MLS for Teton County, Wyoming only, as of 12/22/2017.

New Listing: Aspens Condo

3920 S. Lake Creek Drive, Unit 14-2-2

Asking $750,000

This nicely updated condo is located in the Aspens Racquet Club, one of Jackson Hole’s most sought after neighborhoods, which offers a close proximity to skiing and a peaceful setting. The interior is light and bright, with hardwood flooring, updated lighting, granite tile countertops, and open living and kitchen areas. With 2 large bedrooms, a loft, and 2 full bathrooms, this condo offers space for vacation rentals or friends and family.

To see the full listing report, click here.

Anatomy of a 1st Time Buyer

According to the National Association of Realtors, recent first-time buyers have had to navigate several obstacles to homeownership, including higher rents and home prices, tight inventory conditions and repaying student loan debt. These impediments have resulted in the lowest percentage of first-timers in transactions since NAR began tracking them in 1981.

This infographic presents the characteristics of today’s typical first-time buyer. For more information, please read “First-time Buyers Stifled by Low Supply, Affordability: 2017 Buyer and Seller Survey” published by the National Association of Realtors.

How does this relate to the Jackson Hole real estate market? Ask Audrey.

Audrey Williams Real Estate in Jackson Hole, WY
Download My App

My new, personalized app is an easy to use GPS-enabled mobile app that can help you find property. You can search for luxury homes and real estate anytime, anywhere using my mobile app. It also connects us directly, so getting in touch with me or asking me a question about a listing is streamlined and immediate.

Your home search can be viewed on an interactive map and organized by price, neighborhood, or even closest to the exact point you are standing. Once you find a house in your category, take a virtual tour of any and all luxury properties that appeal to you. Find out everything about a home that strikes your fancy from the year it was built to the yearly tax rates, and much more. This app is a powerful property search real estate tool, bought to you by Sotheby’s International Realty brand.

You can use this app on your iPads, cell phones, or any other mobile device. To download, CLICK HERE or click the image below.


View International real estate Listings.
View luxury homes and real estate for sale.
Search for homes for sale by neighborhood, city, zip code, and more.
Browse home pictures and details.
View estimated mortgage payments.
GPS features allow you to view and navigate to homes near you.

Animal House

The National Association of Realtors recently published a report on home buyers and the aspects of a community and property they most commonly seek – like bike paths (54%), parks (62%), and pet friendly features like fenced yards, hardwood floors, etc. For a more detailed report, check out NAR’s article “When Buying, Selling and Renovating, it’s an Animal House, Say Realtors” or contact me for more information.

How does this relate to the Jackson Hole real estate market? Ask Audrey.

Audrey Williams Real Estate in Jackson Hole, WY
2016 Year End Resort Report

For the third year in a row, I’m pleased to deliver the annual Sotheby’s International Realty Resort Report – a market report comparing the residential real estate sales of 12 ski towns across the West.

When looking at residential sales in Jackson Hole, our lack of inventory continues to drive the trend – properties spent fewer days on the market, and they sold closer to asking price. According to the Resort Report, the average price per square foot in Teton County, Wyoming was $580 – with only Aspen ($1,263) and Telluride ($615) reporting a higher per square foot cost. The report details the highest sale in Jackson Hole for 2016 at $10,250,000, compared to $20.5M in 2015. Read more…

Please contact me today if you would like a hard copy of this report, or a more focused analysis on your property or a specific market segment of Jackson Hole.

Market Update – December 22, 2016

Recent News

December 22, 2016

2016 has been quite a year! Lots of things happening in Jackson Hole, the U.S. and around the world.

From a real estate perspective, we saw a “new norm” in the level of activity being established, with total residential transactions down 6% and 8% fewer single family home sales. Without new developments, inventory is down and consequently so are the number of transactions – not a surprise given market trends over the past two years. The lack of inventory in Teton Village demonstrated this very clearly with 24% fewer transactions year to date.

However, opportunity abounds for both Buyers and Sellers. Jackson Hole is having another great year! We helped the National Parks celebrate 100 years, St. John’s Medical Center celebrated 100 years of existence, the new Sweetwater Gondola just opened at Jackson Hole Mountain Resort, snowfall year-to-date is the deepest in the past 40 years, and our town is right on the centerline for the solar eclipse on August 21st.

The economy is getting stronger; equity markets are at an all-time high and Wyoming continues to be rated the most tax friendly state in the country.

On a personal note, I was asked to join the Board of Directors for our local MLS starting in 2017. I look forward to providing additional leadership within the real estate industry in the coming years.

Market Update – July 21, 2016

After a very robust real estate year in 2015, we are seeing a quieter 2016. Contributing to the fewer number of sales this year are the instability in the equity markets, uncertainty about election outcomes, and lower inventory in our area.

For properties within Teton County, Wyoming, the first six months of the year resulted in 17% fewer residential transactions and the 41% fewer building site sales. Overall sales volume is also lower compared to last year with total residential volume down 22%. The residential volume drop is partially a result of 50% fewer home sales greater than $5 million year over year.

For all property types within the Town of Jackson, the sales volume and and average sales prices continue to increase. For example, the average sales price of a condo increased 36%, vacant land was up 38%, and the dollar volume of single family homes increased 28%.

If you are considering buying or selling in Jackson Hole, you will find three political action items below.

  1. Backed by the National Association of Realtors, the U.S. Senate just passed the “Housing Opportunity Through Modernization Act”, moving the FHA’s owner-occupancy requirements from 50% down to 35%. This creates more inventory options for those requiring financing.
  2. The Jackson Town Council unanimously approved accessory residential units in four additional zoning areas within city limits. This opens up more land use possibilities for current owners, and makes purchasing certain properties more feasible for some buyers.
  3. The new LDR’s for the Town of Jackson are nearing a conclusion. Adjustments include increased density in District 2 (commercial/housing), providing 2 free-market to every 1 deed restricted property.


Audrey Williams Real Estate in Jackson Hole, WY
Wall Street Journal’s Mansion

2580 Trader Road recently made the front cover of Wall Street Journal’s Mansion section on Friday, May 20, 2016. Written by Nancy Keates of the Wall Street Journal, In Search of Summer Real-Estate Love featured hand selected summer getaways and was aimed at buyers looking to find the perfect match in a vacation home. This story was syndicated to Mansion Global, Sotheby’s International Realty’s Art of Living, and it made countless appearances on the “twittersphere”.

Below, you will you will find the WSJ video and an excerpt of the story.



“This could be the summer you meet your soul mate—the real-estate version, anyway.

The commitment to buy a vacation home, with all the headaches and expenses that come with upkeep and maintenance, can be as daunting as entering into a serious relationship. It had better be right. Home buyers often make the same mistakes as daters: They act on impulse without thinking about the long term; they choose places that seem great on paper but aren’t really right for them; and they don’t take into account how much it will all cost.

So, how to find the right match for you? Here’s a simplified guide to finding your dream summer getaway—with long-term potential.


Jackson, Wyo.

You are: A tech-savvy male with libertarian leanings. Loves hiking, fishing and mountain-climbing.

Your Match: Mountain hideaway in Jackson, Wyo.

Available matches: 145.

Median listing price for luxury market: $4.87 million

Change in price from 2015: -1.2%

Forget the stunning vistas, world-class fly fishing and unparalleled access to national parks. Jackson’s most attractive feature for many home buyers? Its tax profile.

“It’s a huge incentive,” says Audrey Williams, of Jackson Hole Sotheby’s International Realty.

Wyoming has no state income taxes, no inheritance or estate taxes, no state gift tax, relatively low property taxes, no excise taxes and no tax on the sale of real estate, says Chris Reimer, a tax attorney in Jackson Hole.

Prices in the resort area of Jackson Hole (which includes Jackson and surrounding areas) have remained robust, even as other Western resort communities have seen a slowdown.

In 2015, the average sale price for all homes in Jackson Hole rose 31.2% compared with the previous year. In the same period, prices fell 10.2% in Montana’s Big Sky, 2.2% in Colorado’s Vail Valley and 5% in Lake Tahoe, Calif., according to a report from Sotheby’s International Realty.

Drew Taylor, 64, a former energy-finance and information-technology officer who now does consulting work from home, says he loves that Jackson offers both an immersive nature experience and a vibrant high-tech community.

“You can sit in the middle of the woods and still be on the Internet,” he says.

He bought his 4,700-square-foot home on 5.2 acres in 1996 for $1.1 million. He then spent $1.7 million renovating and updating it, putting in fiber-optic lighting, electrostatic speakers controlled with a Crestron system, a media room with dupioni silk wallpaper to cancel any echoes or hollow sounds and a Siedle security system. He has it listed for $3.2 million.”

Market Update – April 11, 2016

Spring is here in Jackson Hole! Temperatures in the valley are rising into the 50’s and 60’s and the snow is melting quickly, making way for all of your favorite summer activities.

With the turn of our seasons comes the end of the first quarter. The real estate market in Jackson Hole remains steady when comparing dollar volume sold year-to-date within this same time frame last year. The interesting flux in this is that although the dollar volume remained steady, the number of sold properties decreased by 19% – which means there have been fewer sales in 2016 but at higher prices compared to the first quarter of 2015. Consistent with the decline in property sales is a noticeable fall off of building permit applications with the Town of Jackson – with 33 last year at this time and only 17 this year.

In Teton County, Wyoming, the average price of a sold property this year so far is approximately $1.78M, whereas the first quarter of 2015 was $1.47M.  This increase in average sales price can be attributed to the strong single family home sales, with average sales prices up 24.5% and time on market decreasing by 32%. Additionally, the available inventory for all types listings is down by 7% compared to this same time last year.

We expect to see an increase in listings before summer consistent with the historical increase we have seen in previous years. An eight year study by Zillow, Inc. shows that nationwide, listing a property for sale in early May can be most productive for sellers. Although summer comes a little later in Jackson Hole and our market does not always follow national trends, we do see more available inventory in the summer and more buyers visiting the area during that time.

Bottom line, the number of sales is down compared to 2015 but there is reason to expect more purchase opportunities based on both historical trends and seasonality. I am ready to help you if you are a seller or a buyer. Please reach out and let me know how I can be of assistance.

2015 Year End Resort Report

For the second year in a row, I’m pleased to deliver the annual Sotheby’s International Realty Resort Report – a market report comparing the residential real estate sales of 12 ski towns across the West. The information is available through our 12 Sotheby’s International Realty (SIR) operations in those areas. Once again, SIR offers more reach and expertise regardless of location.

The information included is a look at residential sales only – single family homes and condos – in each of the 12 resort areas. I share this to provide perspective and reinforce what a desirable spot we have here in Jackson Hole.

Out of the 12 resort markets, Jackson Hole posted the highest year-over-year growth in dollar volume – up 42.7% – with Breckenridge, Colorado as a distant second at 26.1% growth. Three resort markets actually showed negative growth. Some resort markets had a larger total dollar volume amount, but it is important to remember that Jackson Hole will always be limited by available inventory, as only 3% of our land can be publicly owned or developed. Of that minimal 3%, another 25% is permanently held in some form of land trust or conservation easement.

The high percentage of dollar volume growth in Jackson Hole can be attributed the continued recognition of Jackson Hole Mountain Resort, the shortage of rental housing, direct flights to 13 major cities, and Wyoming’s desirable tax climate. Of the 12 resort markets, Jackson Hole is the only one located in a state with no state income tax – a favorite as we quickly approach the end of tax season! To read the full report, CLICK HERE.

Market Update – December 14, 2015

Greetings and Happy Holidays from Jackson Hole –

Below you will find a brief market recap.

The year of 2015 was captivating for the real estate market around Teton County, Wyoming – for buyers and sellers, timing was absolutely everything this year. Although each micro-niche of the market performed differently throughout the year, here are a few overall numbers when comparing 2015 to 2014 in Teton County, Wyoming:

  • For all property types, the total dollar volume sold was $775.5M, up 26% from 2014. The total number of
    properties sold only increased 3% – indicating a strong rise in values and lack of inventory.
  • The average price of a single family home sale was up 27%, from $1.7M to $2.2M in 2015. There were
    approximately 35 more single family home sales this year compared to last.
  • Vacant land values also increased, up 15% with an average sales price of $1.7M. However, vacant land
    experienced an 8% decrease in the total number of properties exchanging hands this year.
  • The number of condos and townhomes sold remained steady year over year, but the average sales
    price of each increased 19% and 44% respectively.

Recap data included is per the Teton Board of Realtors MLS, from January 1st to December 14th, 2015 for Teton County, Wyoming only. If you are curious how the above numbers affect or pertain to your specific property, I can provide more specific information.

On a personal note, the Teton Board of Realtors has named me as the Chair to the Political and Legislative Affairs Committee. I am humbled that my peers have asked me to take the lead for this committee starting in 2016, and I look forward to elevating our local industry’s awareness of political matters that directly affect your property rights.

Please let me know if you would like a more detailed market report or have any questions about real estate, a specific property, or the community of Jackson Hole.

Market Update – November 22, 2015

Jackson Hole is still #1! … Forbes has once again (for the 5th year in a row) ranked Jackson Hole Mountain Resort as the best ski resort in the country. Grand Targhee was ranked #9, giving our area two of the top 10 resorts in the country!

Jackson Hole has something for everyone, and a recent publication indicates we are primed to meet the needs of the top 1%. A study by Wealth-X, a global authority on wealth intelligence, focused on Homes as Opportunity Gateways. A few key findings from the report bode well for the market in Jackson Hole. The first is that for many high net worth individuals, buying a second or third home is often motivated by lifestyle fit (for example, owning a residence near a ski resort, being on a golf course, or close to fly fishing). In addition to lifestyle, these individuals often buy for short and long term investment potential, to stabilize and diversify their traditional portfolios – in Wyoming, our tax climate makes owning property here an opportunistic purchase for many.

Along with the esthetic appeal of Jackson Hole, the State of Wyoming remains king for a business tax climate, a #1 ranking the state has held since 2012, according to the Tax Foundation’s 2016 study. This study analyzes 100 tax variables with each state’s tax code. The Wyoming Business Report goes on to say that the ranking has traditionally been high because the state does not tax personal or corporate income, largely because the energy economy pays most of the bills. The state mandated sales tax is only 4%, allowing purchases to stay local and enabling Wyoming companies to do business with one another without outsourcing.

The ski season is underway with Grand Targhee opening last weekend, and Jackson Hole Mountain Resort opening for it’s 50th season on Thanksgiving Day. One of Wyoming’s largest businesses and lifestyle allures is Jackson Hole Mountain Resort. Ranked #1 by Forbes for 2016 as previously noted, the resort’s 50th anniversary season offers a multitude of special events beginning with Flashback Friday which includes $6 all-day lift tickets priced as they were on the grand opening in 1965, opening of the new Teton Quad lift on December 19th, and other activities throughout the season.

Market Update – November 1, 2015

With the fall season underway here in Jackson Hole, it is a good time to recap an exciting summer of real estate transactions around Teton County, Wyoming. Our local real estate market continues to show signs of steady recovery and strength at the end of the 3rd quarter. A year to date comparison between 2014 and 2015 shows positive growth for both residential and vacant land sales.

The number of single family home sales increased 13% from this same time last year. The median price of home sales so far this year is $1,150,000, compared to last year with an average of slightly above $1M. The dollar volume is up substantially this year – 41%. In Teton County, the lowest sales price increased nearly $100,000 year over year – the lowest priced property to sell so far this year was priced at $495K. The dollar volume increase can also be attributed to several estate sales this year with list prices in excess of $10M – last year there were only two, this year there have already been six.

The number of vacant land sales this year at the end of the 3rd quarter is up 16% from last year. This increase correlates to the lack of residential availability. The median sales price increased considerably, from $482,500 in 2014 to $750,000 at the end of the 3rd quarter this year. Dollar volume is also up in large part due to the total number of sold properties. At the end of the 3rd quarter in 2014, only 1 property with a list price over $5M had sold – in 2015, 5 properties above $5M have sold.

These trends indicate buyer activity in all areas of our market – high and low. In general, inventory remains limited and sales prices continue to steadily grow. If you are curious about specific properties or statistics, please let me know.