Number of Sales increases as Prices and Inventory Remains Tight – More Activity in Lower Segment of Market Shifts Overall Average Price Lower, Despite Continued Price Appreciation Being Noted in All Market Segments.
Jackson Hole Market Update-Mid Year 2017
When viewing the residential real estate market as a composite of single-family homes, attached homes (condo/townhouse), and single-family homesites, the Teton County Real Estate Market is noted to have had roughly the same number of sales (slight decrease of 2.5%) when comparing YTD data through the first three weeks of July 2017 to that of the previous year. Real estate pricing showed continued appreciation during this period when viewing sales and resales of the same or similar properties. However, this trend was somewhat obscured when viewing composite market averages, as more activity in the local-oriented market (as opposed to the resort market) influenced overall averages down in many market segments. Limited inventory continues to be cited as contributing to both the trend of lower sales volume in the high end market and the appreciation of the existing inventory. Growth rates for the pricing of upper end resort properties is estimated to be 3% to 5% per year range and 5% to 10% in the more moderately priced market segments. These rates are less than the appreciation rates that were commonplace immediately after the market inflection in mid-2011. However, it is logical (and healthy) that pricing growth has moderated when considering the sustainability and long-term trajectory of the market.
Single Family Home Sales Trends
The single-family home market showed a contraction in the number of sales, with the local market remaining basically level (growth in volume 1.52%) and the Resort Market decreasing nearly 30%. As previously noted in this report, prices have continued to experience upward pressure (as noted by the comparison of sales and resales of the same or similar properties). Despite an increasing trend in prices, the above-arrayed averaged data shows prices only having increased one-half percent. This is the result of changing composition of the sales inventory. As an example, the sale of one home over $10,000,000 in the first half of 2016 pulled the average value of the top ten sales of single-family homes nearly 14% higher than that of 2017, which did not have an eight-figure sale in its opening half. Considering the unpredictability of the luxury home market, this fluctuation is noted to be more happenstance than being indicative of a trend.
Vacant Land Sales Trends
Vacant land sales were up in number for both the Local and Resort Market through the first three weeks of July 2017 when comparing to this period the preceding year. Similar to the data for single-family homes, greater activity in the lower-priced segment of the market was responsible for pulling overall averages down, despite all segments of the market showing price growth. In particular, the availability of any building site less than $400,000 in price has become infrequent, but six such lots have sold YTD in 2017 as compared to three lots in this price category during the same period the previous year. Notably, two of the sales of less expensive lots in 2017 were in peripheral locations in Teton County and current inventory of similarly-priced lots only exists in the Hoback area (12 miles south of the Jackson town center) or the Moran area (35 miles north of the Jackson town center). Prices show continued signs of stable-to-increasing prices in the higher-end Resort Market as well. However, the non-reporting of four lots in the Shooting Star Development (homesites likely in the $2MM – $3MM range) is hypothesized to be responsible for skewing averages downward when viewing the aggregated data.
Attached Home Sales Trends
Attached home sales (condo / townhouse) were essentially level in number when comparing the YTD through the first three weeks of July 2017 to this period the preceding year. Similar to the data for single-family homes, greater activity in the lower-priced segment of the market was responsible of skewing overall averages down, despite noted appreciation when observing individual unit pricing. As an example, five sales were noted to occur in the more affordable Cottonwood Flats development in 2017 YTD, as opposed to one such unit having sold in 2016. And, while the prevalence of such sales pulled overall averages lower, these units (Cottonwood Flats) were actually transacting at price points $10,000 to $18,000 higher than the previous year.
Inventory Levels
The preceding table arrays an end-of-July snapshot of inventory levels for the past 7 years. Inventory levels continue to remain low and are frequently cited by agents as a stagnating factor for volume levels. As shown by the preceding data, the inventory of homes, attached homes, and vacant land listed for sale was showing to be nearly 9% lower than this time last year, and limited inventory will likely be a factor for the foreseeable future.
Details of the celestial treat coming to the valley in August 2017
By Brigid Mander
On August 21, 2017, a swath of North America will be plunged into darkness from coast to coast. It won’t be some sort of man-made electrical grid glitch, however, but the cosmic phenomenon of a total solar eclipse in the middle of the day. The relatively narrow path under which the moon will completely block out the sun runs across the United States, west to east from northern Oregon to South Carolina. Underneath this route, a complete blackout of the sun for approximately two and a half minutes will take place — and will pass directly above Jackson, Wyoming.
For those lucky enough to be living in or visiting Jackson or Grand Teton National Park, the path of the eclipse will be an incredible show in the sky for a couple of hours, as the moon moves into and then out of the direct line of the sun overhead, casting its shadow below. It will be possible to see the moon as it slowly approaches the sun and begins to cover it up over a time frame from the beginning of the partial eclipse, around 10:15 a.m. Mountain Standard Time, to the total blockage, which will be about an hour and a half later, according to the NASA information page on the eclipse. Another partial eclipse of about an hour will follow as the moon passes by the sun.
Observing the path and shadows of the moon as it approaches and passes by the sun will be spectacular. At approximately 11:39 a.m., the moon will completely block the sun above Jackson, leaving only a ring of light blazing behind the darkened orb of the moon. This ring of light is called the corona, and observers will also be able to see the sun’s flares in the corona. The two minutes of total darkness when the corona is visible is the only point during which you can look at the eclipsed sun with a naked eye. As the moon approaches the sun and begins to pass by it after the total eclipse, special solar glasses are required to avoid damaging your eyes and vision.
The fact that the moon, which in reality is about 400 times smaller than the sun, can cover up the light completely is the result of a fascinating cosmic coincidence: The moon happens to be about 400 times closer to the earth than the sun. Therefore, when viewed from the surface of the earth, the two celestial bodies appear to be roughly the same size, which is how the tiny moon manages to block the sun. Around the globe, total eclipses are not uncommon, but the last time a total solar eclipse passed over the United States was 26 years ago, in 1991.
Communities under the path of the eclipse are preparing for a huge influx of excited eclipse viewers. In Jackson Hole, an already bustling tourist destination in the summer, the eclipse offers another incredible opportunity and reason to visit the area. Eclipse hopefuls should be aware that hotel rooms in the valley have already been booked for months, and rental car companies have been allowing visitors to book cars much farther in advance than usual in preparation.
Overall, local authorities are expecting a huge influx of visitors hoping to catch the spectacle from the peaks of the Teton Range, or in the beautiful valleys to the east and west of the Tetons. According to Sam Singer of the astronomy group Wyoming Stargazing, the advantage to observing the eclipse from higher ground atop one of the many nearby peaks is that you will be able to see the moon’s shadow cone on lower elevations as the moon approaches the sun.
If you can’t get yourself on top of a peak, no need to worry. Wyoming Stargazing and the local stargazing community are preparing with huge enthusiasm. Wyoming Stargazing usually runs stargazing programs and astronomy presentations year-round in Jackson Hole. For the eclipse event, they will be sponsoring a free viewing gathering in downtown Jackson. During the eclipse, the group’s experienced astronomers will be able to answer questions, point out interesting phenomena and guide viewers through the event. The group will also have solar glasses for sale, with which viewers can safely observe the partial eclipse as the moon moves over the sun. During the week leading up to the eclipse and for a few days afterwards, they will be hosting extra stargazing programs as well as daytime astronomy events.
For local events, contact Wyoming Stargazing (wyomingstargazing.org) or the Chamber of Commerce website (jacksonholechamber.com) for eclipse-centric viewing parties and events.
JHMR will be operating the tram on the day of the eclipse, offering 780 rides to see the event from 4,139 feet above the valley floor. Sixty percent of the available tickets for this once-in-a-lifetime opportunity were sold in one day of presales at $100 per ticket. The remaining 40% of these tickets are being made available this spring at yet-to-be determined pricing. The Mountain Resort has provided the Cornish |Lamppa Realty Group with two of these coveted tickets that you can enter to win.
Top: Natural and imitation photos. Fly tying can be used to imitate fish food, and is and can be utilitarian art. Bottom: Archery is a fun sport that can easily be learned with basic instruction. Photos Copyright Scott Sanchez.
An “off ” day for the sporting type, provided by a local Jackson business
By Scott Sanchez
While skiing and snowshoeing are acknowledged as standard wintertime activities in Jackson Hole, there are plenty of other options to enhance your trip, especially for the outdoor enthusiast that simply needs a day out of the boots. The local establishment of JD High Country Outfitters is an excellent starting point for just such a “down day, Jackson-style.” Not to be confused with a day at the spa (that comes later in the day), a visit to this establishment can be used to acclimate yourself to area activities that are perhaps more associated with summer months, such as fly-fishing — or at least preparation for fly-fishing by learning the art of fly tying. Additionally, with recent completion of an inside range, your “sporting day off” can be rounded out by learning and testing your archery skills.
Fly Tying
Bugs Bunny — Fly tying can be a fun art form
At its most basic level, fly tying consists of creating imitations of fish food sources by attaching natural and synthetic materials to a hook with thread. But fly tying is more than that. For the angler, it is the chance to fool a fish with your own creation and come up with new ideas. It can be an art form taken to a level of expertise. It can be the replication of nature from a fishing standpoint or a realistic fly for display. It can be usable art like a cabinetmaker creating a thing of beauty and function. For some, it is an extension of arts and craft. For most, it is a therapy and form of relaxation. Most of all, it is the accomplishment of creation. And it is fun, too!
A great way to start this process is to attend one of the free Thursday classes at JD High County Outfitters. These classes are offered with no reservations needed, no gear needed and all skill levels (or no skill) accepted. The tools, materials and instruction are all provided in an informal, camaraderie-laden, fish-story setting. The adult session runs from 11 a.m. to 1 p.m. Bring lunch if you want. Kids’ sessions run from 4 to 6 p.m. While everyone at the store is more likely a fly tyer than not, the chance to glean tips from some of the Intermountain West’s finest tyers presents an exceptional opportunity. Most classes will find the likes of store manager Scott Sanchez, a published author and inventor of the “Double Bunny” streamer, as well as High Country Flies co-founder Howard Cole, known as one of the most meticulous tyers in Snake River Country, either teaching or actively lurking — with this team bringing over 80 years of experience to the fly-tying bench. If you aren’t brave enough to tie, come by and watch. You won’t stay on the sidelines for long.
Archery
Perhaps archery is something that you have not touched since summer camp as a kid. If so, it’s time for a reintroduction, and an afternoon of resting your quads is a perfect time to do it in the recently completed indoor shooting range at JD High Country Outfitters. That said, before even holding a bow you can pick the brains of ready instructors to learn the difference between the disciplines of hunting, field and target archery, or learn about the equally diverse span of available equipment that ranges from highly technical compound bows to traditional recurves and longbows. Archers in Jackson have interests that include pursuing bull elk and popping balloon targets on walls. Visiting and first-time archers are in luck during their “off” day, as balloons are typically still in season during the winter months and available for pursuit after a few minutes of instruction on form and safety from the expert staff.
What big projects are anticipated in the next couple of years?
By Todd Lamppa
After several years of uncertainty concerning the local zoning regulations, developer confidence appears to be strengthening, as some fairly large projects are slated to be moving forward in the near future. Low inventory is also considered to be a major factor in these building starts, as existing property owners appear unwilling to sell. Here is a quick look at four proposed projects in the town of Jackson.
Westview Townhomes
This project is located on a 1.1-acre site just north of the “Y” intersection of Hwy 89 and Hwy 22 in Jackson. The project received approval on October 17 and is slated to be constructed in 2017. The townhome development will feature 20 units in total, with 16 of these being 960-square-foot, two-bedroom units that are restricted to employee-based affordable housing. There will be four “free-market” units located on the upper section of the lot, which will feature a separate access from the north/west through the adjacent Search & Rescue site. The free-market units will be 1,800 square feet each. The developer, Eric Grove, reported that the market unit’s will be listed around $475 per square foot and the rental rates for the deed restricted units will be in the $1800 and $2400 per month range.
Hidden Hollow
Hidden Hollow is a proposed residential development on the former forest service site in the town of Jackson. The 10-acre site will consist of a total of 168 units comprised mostly of apartments/condominiums (135) with 20 attached townhomes and 13 single-family homes. The height limit for the apartment building will be 46 feet with the whole top floor being reserved as deed-restricted affordable housing. The project will commence immediately, and the single-family homes are reported to be slated for 2017 with the apartments coming in 2018.
East Jackson – Affordable Rentals
This project is a collaboration between the Town of Jackson and the Jackson Hole Community Housing Trust to meet the growing demand for affordable housing in the Jackson area. This application proposes 28 units on 1.29 acres located in east Jackson. These units will consist of 7 two-bedroom units and 19 one-bedroom units with an existing duplex.
Snow King Mixed-use
Crystal Creek Capital is proposing a mixed-use project at the base of Snow King Ski Resort that would be comprised of 34 condominium units, four employee-housing units and 3,672 square feet of office space. The project will be part of the Snow King Resort Master Plan, and short-term rentals will be allowed.
Hatfields v. McCoys. Roadrunner v. Coyote. Jackson Hole Air Force v. Jackson Hole Ski Patrol. To provide an introduction to the Jackson Hole Air Force in the above manner is a fun, but not entirely accurate description of what Jackson’s famed underground ski group is about. The Jackson Hole Air Force was not founded as an anti-authoritarian group of skiers. The Jackson Hole Air Force wasn’t even founded on purpose — it just happened. The term “air force” (without capitals) was originally ski-area jargon used to describe anyone who was skiing good lines that involved departure from the earth’s surface for varying amounts of time. This term was invariably used to describe Benny Wilson who, as the son of the founder of the Hostel X, literally grew up at the Jackson Hole ski area. During the second week of February in 1986, 14 feet of snow fell in the Tetons, closing the lifts at Jackson Hole for several days. In between beers at the Moose and Howard’s Bear Claw Café during this forced hiatus from skiing, Benny and co-conspirator Howie “Hollywood” Henderson brainstormed the idea of having Henderson’s film company include footage of the “local boys” at the beginning of the film shorts he was selling to tourists who had commissioned him to immortalize their families’ turns on film (the rationale being that if the patrons were paying good money, they might as well have some good turns to watch when they got home). As turning a camera on and pointing it at someone in their twenties has been proven to lower their fear threshold and intelligence in unison, this was much of the catalyst that was necessary for Benny and his brethren to formalize the name as their own.
JHAF patch
The common thread of the Air Force was initially just recognition of a group of dedicated skiers who were good at what they did. However, as the ski area began to experience a growth in visitation, the members of the Air Force began heading outside ski-area boundaries more regularly to find their fresh powder and soft landings. This trend was disconcerting to the ski patrol, who feared that less-experienced skiers would attempt to follow Air Force tracks into dangerous and avalanche-prone terrain (not to mention being a mandate from the U.S. Forest Service to curtail out-of-bounds skiing). In an attempt to stem the tide of rope-ducking, the ski patrol began to crack down on out-of-bounds skiing by using their leverage to terminate or suspend skiing privileges to dissuade would-be “powder poachers.” Responding to this by borrowing the “Swift, Silent, Deadly” motto of the U.S. Marine Corps Reconnaissance Battalions, Jackson Hole Air Force (JHAF) patches began appearing with a skull and crossed ski pole insignia and a JHAF motto taking credit for their mastery of the out-of-bounds reaches: “Swift, Silent, Deep – 1st Tracks OB.”
Membership in the group grew over time, but secrecy rather than attention was the protocol of the Air Force. The nod for inclusion in the underground group was typically accomplished with a patch being subtlety delivered to the new inductee in settings ranging from the barroom to the tram line. While not really looking for trouble or attention, the red eyes of a JHAF patch staring out defiantly from underneath ski coat collars (okay, maybe looking for a little bit of trouble) raised the ire of patrollers — some more than others.
Patrollers began clipping corners off of the season passes of violators of ski-area boundary policy. No more corners, no more pass. Lore abounds regarding the cat-and-mouse game between patrollers and JHAF members, with one of the more colorful anecdotes being that of Benny hauling a homemade coffin full of closed-area boundary signs into the Stagecoach Bar during the annual ski patrol fundraiser “Sweethogs & Swinehearts Ball.” However, the most widely publicized event of the “closed-boundary era” between the Air Force and patrol was the banishment of two-time World Extreme Skiing Champion and Steep and Deep Camp founder Doug Coombs from the ski area. After several warnings from patrollers to stop his poaching ways, Coombs was reported to have been caught “on the wrong side of the line” by Peter MacKay (a patroller nicknamed “Dr. No” for his prioritization of pursuing poachers).
Ricocheting crowbars can make volunteer work more hazardous than jumping off a 30-foot cliff.
Coombs maintained his innocence and even offered to re-ski his line with his accuser. However, the die was cast, and Coombs was forced to leave the mountain — ultimately reopening his steep camps in La Grave, France. While the loss of Coombs was considered a blow to both his Air Force brethren and the general Jackson Hole ski community, Coombs’ expulsion is considered to have been instrumental in the creation of Jackson Hole Mountain Resort’s open-boundary policy (which now occurs only through distinct backcountry gates), which was instituted in 1999.
It could be argued that some of the mystique of the JHAF dissipated when activities they were long persecuted for became legal. However, an observant eye in the tram line tuned to well-worn ski clothes and hard-used equipment may reveal a JHAF patch or pin poking from underneath a cuff or collar. Best to get a good look at it before the tram doors open and the wearer disappears, leaving only the contrails of cold smoke powder.
A Kinder, Gentler Benny?
Oddly enough, I can’t provide an account of Benny’s temperament during the closed-boundary era. I am sure he wanted to ski with me, but I was elusive, hiding out on Casper lift in a one-piece powder blue ski host suit with a name tag. I was probably too intimidating to approach. Lack of firsthand verification aside, it is a reasonable hypothesis that the leader of Jackson Hole’s then-outlaw band might have had a little edge to him in those days. For pure mystique’s sake, you would almost hope so.
However, if that was the case then, it is not now. Benny finally was able to overcome my intimidating aura when we became friends on a mission to Cuba with St. John’s Church. With the advent of private property ownership in Cuba, a home had been transferred into the hands of a parish in the small town of Favorito. Our mission was to aid in its conversion into a church, complete with a water system to serve the local community. Benny became an instant favorite in the community during this endeavor, with many marveling at his ability to “MacGyver” (not a term widely used in Cuba) a hose connection or similar feat that was undoubtedly a function of years of training as a jack-of-all-trades at the Hostel X.
Benny contemplates his fate while eyeing the recently “fixed” shower.
And while kinder, gentler and a fan favorite, this is not to say Benny did not bring a little Air Force color to the dormitory when we were all woken up one morning by some alignment of Cuban electronics that sent a blue arc of current from the shower to an unknown ground at the other end of the room. Sitting upright and without thinking, Benny combined the word “holy” with another word, the sum of which created a phrase that likely confused his bunkmate, Fr. Ken Asel, or anyone else understanding the concept of the Immaculate Conception. That evening, we returned from a day’s work to the report that the shower had been “fixed.” A daredevil at heart, Benny volunteered for the first shower, steeling himself for the challenge with a Cuban cigar and a Bucanero beer (a worthy last meal if it was going to be).
“The Hazelton” (Model Nos. C2025 and C172) Sears Catalog Home appearing in the 1916 Sears Roebuck Catalog. Modular construction is far from a new concept: Sears, Roebuck and Co. sold approximately 75,000 build-ready kits for homes in the first half of the 20th century.
An examination of modular or “off-site” construction as the new Community Learning Center building is shipped from Boise to its site location in Jackson.
By Andrew Cornish
History
The foundation of the Community Learning Center is shown before the arrival of its building modules. Watch the video to witness the stack in action.
Modular construction is far from a new concept in the United States. As early as 1908, Sears, Roebuck and Co. offered the American dream through kit homes that arrived by rail with all the components to complete the home, including instructions. Sears’ initial offering priced homes between $700 and $4,000, and about 75,000 such homes were sold during the approximately 30-year span of their being marketed. Currently, labor shortages and increasing material costs are dictating that modular or “off-site” construction may again be the facilitator of home ownership for Americans. The modular construction industry is currently undergoing a rebirth in order to fill a void between affordability and market demands for quality. In pursuing this end, the industry has had to overcome the twin hurdles of both a marketplace misconception, as well as previously accurate, but now dated, perceptions. Addressing the misconception hurdle first, it is noted that modular construction had previously often been confused with manufactured housing, the description of a home that is brought to a site via a chassis, which is part of the structure itself. Once to its destination, manufactured housing may be converted into real estate (per most lending standards) by the removal of the axles and trailer tongue (often referred to as “trailer homes”). By comparison, modular construction is the process in which a building (or part of a building) is largely constructed off-site in a controlled environment and then brought to the site for assemblage and completion. The fact that some market participants previously confused “old-school” modular construction with manufactured housing speaks to the second of the aforementioned hurdles in that it was not uncommon for modular construction over the past 45 years to prioritize affordability over form — to the degree that some modular homes had little more appeal than manufactured housing.
A New Era
Modular construction today is emerging as a viable alternative to on-site construction in both the residential and commercial building markets. Several factors are contributory to this trend, with cost being a primary influence, but the considerations of efficiency and the increasing ability (or willingness) of off-site construction companies to produce a product that is competitive in appeal with its on-site counterpart being equally important.
Not Your Father’s Modular Construction
Architectural sophistication such as clerestory spaces and cantilevers are now features available to off-site builders, with the willingness of off-site construction companies to provide products that their evolving clientele requested being as large a part of this evolution as changes in technology. The incorporation of off-site components to a home has become prevalent in the highest-quality homes over the past several decades. The most obvious example of this is the use of premanufactured trusses that incorporate lightweight construction techniques, such as mending plates and glue, in all quality ranges of homes, not to mention that the off-site creation of finish trim and cabinetry is commonplace to the point of it being difficult to find a jobsite where this work is not done off-site. The acceptance of off-site-built components to a home has led to a logical progression whereby portions of a home that may not be fit for a full off-site build will have areas such as an entry, wing or entire floor built in a controlled environment. Bill Neeb of Teton Trusses in Etna, Wyoming, has capitalized on this logic to expand his truss construction operation into one that frames walls and other members in a controlled environment. Neeb pointed to recent examples of local construction incorporating modular components, including the framing of a 2,300-square-foot home that was accomplished in one day using panelized walls, a savings of two weeks of winter-weather construction. Neeb reported that his plant is currently undertaking a 7,000-square-foot expansion in order to accommodate increasing demand for off-site construction.
Community Learning Center Modules in Boise Awaiting Completion and Transport to Jackson
Modular at Work Locally
Employment of off-site construction locally includes both commercial and residential applications, with an example of the latter being developer Remy Levy’s use of off-site construction to bring homes at his Etna Village Estates to market. This past summer, Levy managed the construction of three homes ranging in size from 1,577 square feet to 2,600 square feet, with ultimate marketing prices ranging from $295,000 to $419,000. Levy reported that he had originally priced the homes using on-site construction, but found that homes could not be produced at the price points that suited the local market. Through the modification of existing floorplans provided by Idaho-based homebuilder Champion Homes, Levy feels he has captured both the quality and appeal desired by local market participants at a price point that works.
Perhaps the most notable example of commercial off-site construction in the local community is that of the construction of the new Community Learning Center building. This building was recently built (ongoing at the time of publication) as a joint collaboration between Nashua Homes of Boise, Idaho, and locally operated Big D Construction.
This 15,000-square-foot, three-story building was erected near the end of 2016. The project maintained an impressive nine-month timeline, which calculated to an approximate 50% savings in time. Project Architect Greg Mason of Krikor Architecture, an area specialist in modular design, reported that this mixed-use building represents one of the few mixed-use buildings of off-site construction in the country and incorporates high-end attributes such as a LEED Gold heating system. The finished product will house seven classrooms, a community nonprofit training center, a commercial kitchen and the Head Start Regional Offices.
Modular Construction – Benefits and Limitations
Benefits
Cost Savings – Off-site construction’s ability to locate its construction facilities more proximally to population centers provides the opportunity to build without having to offer financial incentive for workers to commute. This is the main component in cost savings for an industry where it is not uncommon for labor to account for over 50% of a total project cost. Estimates provided by advocates for off-site construction (industry groups and the companies themselves) often quote construction savings to be in the 20% to 30% range.
Efficiency – A controlled environment that is faster. If timed correctly, a home can be built during winter months and arrive at the site immediately subsequent to snow removal and foundation construction in the spring. The previously discussed construction of the homes in Etna Village Estates had a construction chronology of 13 weeks — which could have easily otherwise taken from 10 months to a year. In an industry where time is money, this savings is not to be underestimated.
Green-Friendly – The controlled environment also contributes to a more green construction process. The benefit of having several construction projects ongoing at the same time in a plant allows for off-site construction companies to buy lumber at length and cut it to specifications of wall dimensions in a controlled environment. Furthermore, as the production of some scrap wood is unavoidable in the construction industry, the ability to utilize the waste from one job to another job is desirable. Centralized construction also has the benefit of minimizing site traffic, which not only saves on fuel, but lessens the disturbance of the site itself.
Modular Home in Etna, Wyoming
Limitations
Despite the suitability of off-site construction for several applications, the growth of modular construction does not, by any stretch of the imagination, signify the beginning of the end of on-site construction. Complexity of design, incorporation of curve-linear walls and complex window applications are all attributes of a home that would lead toward it not being an ideal candidate for modular construction, or at least a complete off-site build. Perhaps the greatest limitation to off-site construction is the consideration of module size. Anything built off-site as a module must be moved to the construction site and must fit on a truck that has to go over bridges and under wires. As a result, the outer dimensions of a module may not exceed 16 feet tall by 72 feet long, and designs must reflect this. Another consideration is that, in order for cost savings to be maximized, some degree of “not reinventing the wheel” should be planned. That is to say, a modular construction company needs to consider the bottom line as much as you. A design that places a would-be developer’s stamp on a project, but pushes a company to stray significantly from the design conventions it is “tooled up” to do, may erase the desired cost savings. To this end, a prospective developer’s willingness to modify designs or dimensions to even a slight degree may yield significant cost savings.
Top-left: The Poke Salad at Sudachi is a layered tower of sashimi. Top-right: Q Roadhouse & Brewing Co. Bottom: Teton Pines.
Local favorites for relaxing after a long, or short, day on the ski hill
By Annie Fenn, M.D. & Keith Cozzens
The dictionary defines “après-ski” as the social activities that follow a day of skiing. Around here, après is used more commonly as a verb. Although I’ve been getting out to the Village to ski quite a bit this year, I haven’t had the time to stay and après most days. So I decided it was time for a crash course in where to eat, drink and relax after the lifts shut down.
Back in 1994 when I purchased my first Jackson Hole Mountain Resort season pass, deciding where to après was easy. Most ski days ended at the Mangy Moose or the beloved Village Café (RIP). My tribe usually favored the VC for the ski-bum vibe, the New York-style slices of pizza and the cheap draft beers. And yes, doing shots in unison on the shot ski was usually part of the fun.
Fast-forward a few years — the VC has shut down, but the mountain has exploded with options for prolonging the feeling of a great ski day. The Moose is still a lot of fun, but now it’s always packed to the rafters with tourists. As are a lot of our favorite watering holes: Teton Thai, I’ll be back in the off-season. And my après priorities have changed — gone are the days of lining up at the shot ski and finding the cheapest chicken wings. I want a decent glass of wine, some healthy-ish food and somewhere with a relaxed vibe to hang out with my ski buddies.
Most civilized après-ski
The endive salad at Osteria is bitter and sweet, a healthy-ish après-ski option.
If great food and a mellow atmosphere are amongst your après priorities, duck into Il Villaggio Osteria between 3 and 5 p.m. Normally packed during lunch and dinner service, Osteria is an oasis of calm at this time. Order a basil martini or my new favorite wine by the glass — Don Cosimo Catarratto, a white varietal from Sicily that’s crisp and dry with lemony notes. It pairs perfectly with the Tuna Tartare and a platter of housemade, imported and local cheeses. There are the ubiquitous après-ski chicken wings (calabrese-spiced) on the menu, but Chef Serge Smith also offers healthy-ish small plates like the charred octopus with frisee and the crisp, bitter and sweet endive salad. A plate of what is considered the valley’s best meatballs is always a good choice, especially when it comes with hand-pulled mozzarella and Osteria’s famous pomodoro sauce. Actually, just give me a Funghi Pizza, with three types of wild mushrooms, and a bowl of the Oven-Roasted Olives and I’ll be happy.
Après-sushi? Yes, please.
For the best deals on sushi, hop on the START bus (because we all know that après and driving don’t mix) to Sudachi and snag a seat at the bar between 5 and 6 p.m. Ask for the happy hour menu and enjoy half off sushi and drinks, $3 hand rolls and $8 bowls of ramen. Or check out the Japanese pub-style Izakaya menu offered Saturday through Monday. Big appetites will love the Steamed Buns, topped with crispy pork belly, hoisin sauce and cucumber salad. The Poke Salad has completely won me over as the perfect après-ski dish: a layered tower of avocado, steamed rice, ogo, mixed greens and furikake, all topped with a generous serving of expertly prepared sashimi.
Après with the kids
When my little rippers were younger, finding a kid-friendly place to après was paramount. Cranky and on the verge of collapse from all the junk food they ate at ski school (thankfully, I hear the food has gotten much better), the kids’ après session was all about getting a glass of wine in my hand and good food in their bellies. Now parents have really great options for après-ing with the little ones.
Head to the Alpenhof Bistro and order them a pot of Alpen Fondue. Kids of all ages love plunging skewers of apples and bread into melty cheese, and there’s plenty of room to spread out with a big group. Or pile the kids up in the designated playroom at the Spur in Teton Mountain Lodge. Take turns with your friends supervising their chill-out time on the cushions noshing on nachos while you sip on the famous (best in the valley?) Spur Bacon Bloody Mary and enjoy a plate of Mushroom Toast — roasted mushrooms piled onto toasted potato bread topped with melted cheese and truffle vinaigrette.
Go old-school at Stiegler’s
It’s always a treat to slip into a booth at the Copper Bar in Stiegler’s Austrian Restaurant and take in the old-school atmosphere. A fire is always crackling in the fireplace that separates the bar from the dining room, and owner Peter Stiegler greets you as if you were a long-lost friend. Photos of Peter’s ski racing and Olympic gold medalist brother Pepi adorn the walls near the bar packed with locals still in their ski pants. Ask the bartender about the selection of Austrian wines and try something you’ve never had before. Order off the bar menu, starting with a cast-iron skillet of Chippolota Pfandl — 10 mini veal bratwurst in puff pastry served with haus senf, the addictive house mustard. The Burgermeister is a splurge at $19, but it’s one of Jackson’s best burgers made from beef tenderloin ground in-house, topped with bacon and Gruyère cheese, and it easily feeds two people. Don’t skip dessert: I can’t go to Stiegler’s without getting the Apfel Strudel with vanilla rum sauce, as good as any strudel I had while dining in huts in the Dolomites.
Still miss the VC?
Missing that special après-ski vibe you could only find at the VC? If you call yourself a ski bum, then you probably already know about Bodega. I’ve been popping into Bodega a few times a week ever since Fine Dining Restaurant Group took over Teton Village’s only gas station/convenience store and turned it into a wine shop, butcher shop, gourmet take-away and bar. With a killer après-ski special of a draught beer and brat, Bodega has become THE place to keep that happy powder day feeling going; the tiny five-seat bar is constantly full and spills out into the parking lot. Ask manager Jimmy Fraser to pour you one of their ever-changing flavors of sloshies, like the Greyhound — made with freshly squeezed grapefruit juice. Feeling nostalgic (and daring)? Ask if the VC’s old classic is on tap: The Trendy Bitch is a Red Bull, Black Velvet, orange soda and whiskey drink that is not for the faint of heart.
Bodega may be the only ski-bum hangout with an accomplished chef at the helm of the food service — Chef Joel Tate heads up Fine Dining’s butcher shop and charcuterie, and is usually on hand to personally fix up your housemade bratwurst sandwich. Tate’s chicken shack adjacent to Bodega serves six different fried chicken sandwiches, bratwurst corn dogs, tater tots and other snacks to satisfy après-ski appetites. Served in a paper bag and priced under $10 each, the made-to-order snacks coming out of Tate’s food truck are the stuff of ski-bum dreams. (Hint: Get the Fried Chicken Banh Mi sandwich.)
Perks of après-ing at Bodega: getting to take home Tate’s fabulous sausages from his Bovine and Swine sausage division. I highly recommend the bison mozzarella, jalapeño-cheddar, beet and wild rice, the Reuben, and those little maple and sage breakfast links. Let’s face it — as much as we all miss that classic basement bar next to the tram, we never had food this good at the VC.
This story was originally published in Planet Jackson Hole, www.planetjh.com.
Rounding Out the Choices
By Keith Cozzens
The Handle Bar
Four Seasons Resort Jackson Hole
With a diverse selection of après-ski spots available in Teton Village, The Handle Bar at Four Seasons Resort Jackson Hole offers a unique balance of après fare with a modern twist, an expansive wine, beer and cocktail menu, and a high-energy atmosphere nestled at the base of Jackson Hole Mountain Resort — a snowball’s throw from the Teewinot lift.
Established in 2012, The Handle Bar puts out the vibe of an American pub hall, but is much more than that. With an enjoyable interior layout that makes it great for everything from watching sporting events to grabbing a booth with the family, and an outdoor patio heated by a fire wall and fire pits with unbeatable views of the mountain, The Handle Bar welcomes the 2016-17 winter season with new offerings and tried-and-true favorites.
New Executive Chef Michael Lishchynsky oversees the culinary creations and comes to the property via the Four Seasons Boston. When it comes to après food, look no further than the “bar snacks.” With one-of-a-kind items — like Fried Chicken Cracklin’ with Handle Bar hot sauce and rose honey; Umami Pop – Sriracha popcorn with kimchi and furikake; and Chicken Liver Pate with crab apple mostarda, pickles and whole-grain mustard — you might as well settle in for a few hours. But, whatever you do, leave some room for the famous Elk Chili Nachos, a pure crowd-pleaser since day one with gaujillo peppers, bitter chocolate and cumin crema. Wash all of these favorites (and others) down with a Boot (32 oz. beer) or any of their hand-crafted cocktails. And for kids — and the kid in you — new this winter is the tableside S’mores dessert.
A DJ will be spinning vinyl on the patio every Saturday during après starting in January with weather permitting. “We want to create a little party on the patio to celebrate the ski season every Saturday. During these, we will have different drinks featured and even the occasional ice luge,” says Jose Gonzalez, GM at The Handle Bar. Also, every other Thursday a select brew will be featured for $3. If you order it, you can participate in a raffle to win everything from apparel to dinner gift certificates to skis and more. And, if one is feeling lucky, you can leave your fate to the dice with Shred The Gnar. “You roll three dice and each corresponds to a spirit, chaser and bar back — you never know what you might get,” Gonzalez says.
Après at The Handle Bar runs from 3 to 5 p.m. daily.
Teton Pines | Village Road
When you think of places to relax for après after a day on the hill, the immediate choices that come to mind are at the base of Jackson Hole Mountain Resort. But, if you’re seeking a top-notch après experience off the beaten path and only a few miles down the Village Road, there’s a little gem called the Clubhouse at Teton Pines that shouldn’t be overlooked. With half-priced drinks and an après menu with all dishes under $9, it’s worth the effort.
Photo Courtesy of Teton Pines
Beautifully remodeled this spring with new décor throughout the restaurant, lounge and lobby, complete with a stacked stone fireplace, the Pines serves up instant relaxation, as well as some of the finest après food and drinks. Take the Honey Ginger Wings, a perfect combo of sweet and spicy, or the Meatball Splash — a delicious, longtime recipe of Chef Joe McGarry, who’s been at the Pines since 1999 — for instance, and you’re on your way to a savory, festive après. Try their housemade chips, too, which have been a fan favorite for years.
On the liquid side, the Pines offers a diverse selection of beers and wine, as well as signature cocktails including their housed-infused Huckleberry Vodka Martini, Colter’s Run Bourbon and warm apple cider, and freshly muddled margaritas and mojitos. “Our friendly bartenders have been with us season after season and strive to provide the best service and experience in the valley while making you feel right at home. Our new menu is absolutely delicious, and once you’ve enjoyed après at Teton Pines, it’ll be your new ‘secret’ spot,” says Amy Bickley, Director of Membership & Communications at Teton Pines.
Winter happy hour and après is Wed.-Sat. from 4 to 6 p.m.
Q Roadhouse & Brewing Co. | Village Road
Location. In-house brews. Warm, lively atmosphere. Gastropub menu. These are just a few reasons why hitting Q Roadhouse & Brewing Co. for après this winter would be in your best interest.
Conveniently located on the Village Road about 5 miles from Jackson Hole Mountain Resort, the Q has something for everyone. Families can enjoy sitting by the fire in the main dining area, while smaller groups can saddle up to the bar to catch the latest game or watch the knowledgeable bartenders pour their in-house craft brew. With a great selection of Roadhouse and other beers, a robust cocktail program and notable wines by the glass, the Q experience is simply comfortable.
Photo Courtesy of Q Roadhouse & Brewing Co.
With easy-to-share menu items featuring traditional comfort food from around the world like Fried Pickles, Carnitas Tacos and Shrimp & Grits, the tag-team culinary creations of chefs Matty Melehes and Jesse Rezin bring to the front the gastropub style with a measure of authentic Wyoming. Oh, and don’t forget the peanuts — eat as many as you want and just toss the shells on the floor.
“In everything we do, we work hard to make sure each and every guest who enters our doors is entering an extension of our homes. And, we strive to ensure each guest leaves having had an overall fantastic time and can’t wait to return,” says Gavin Fine, co-owner of Fine Dining Restaurant Group, which operates six unique dining establishments in the valley, plus catering.
The Q will feature nightly food and drink specials with happy hour and après from 5 to 6 p.m.
Malakas | Teton Village
If you’re looking for a fun, casual and family friendly atmosphere for après to kick your heels up after a long day of exploring the mountain, Malakas in Teton Village might be your go-to. The new gathering spot is located at the base of Jackson Hole Mountain Resort on the ground level of the Inn at Jackson Hole. Formerly the site of the legendary Village Café (VC), Malakas owner and valley resident Jerry Fasy has enhanced and updated the vibe, while keeping the environment attractive and the goods affordable.
“We hope families come and join us. We want to run a place that is conducive to keeping the hotel guests happy, while balancing it as a fun spot for locals. The only similarities to the VC are that we’re in their old location and sell pizza,” says Fasy, who also owns the popular Cutty’s Bar & Grill in town.
Opened in July 2016, Fasy and his crew renovated Malakas with new tables and décor, added six new TVs and ripped thousands of stickers off the walls to give the place a new feel. Offering après-perfect appetizers, salads and arguably some of the best pizza in the valley, this winter — its first — Malakas is an ideal option if you’re looking to get away from the traffic at the resort’s busy base area or are on the hunt for a bar to watch any sporting event (they have just about every sports package available). So, if you’re in search of hunkering down to catch a game with a varied selection of beers and house cocktails, and a solid slice of pizza or memorable cheesesteak, put Malakas on the top of your après list and tell your friends.
Malakas will offer daily après specials during the season.
A comparative look at properties available in Teton Village and the Aspens.
By Andrew Cornish
Considering that the incorporated limits of the town of Jackson are only 10 miles from Jackson Hole Mountain Resort, it is fair argument that most homes in Teton County are “ski homes.” That being said, when considering homes that are both proximal to the Jackson Hole ski area and have the ability to be rented in a short-term capacity to vacationing skiers, the two places that satisfy both conditions are Teton Village (the area surrounding the ski area itself) and the Aspens (the residential and commercial node located approximately 4 miles south of the base of Jackson Hole Mountain Resort). While both of these areas have the common denominator of being resort-oriented locations, there are nuances to each that may make one the right choice for you.
The Aspens
There is no walking to the lifts for Aspens residents. However, START Bus service that deposits skiers in front of the tram nine times a day and spans between the hours of 6:34 a.m. and 7:45 p.m. considerably lessens the perception of this as an inconvenience. Furthermore, the Aspens location has several attributes that may make it a preferred location for ski home owners. For one, it is 7 miles closer to Jackson, making the trip less than 20 minutes, which seems to put the descriptor of “quick” in the term “quick trip to town.” Additionally, the Aspens benefits from a mid-size commercial area with services including a dry cleaner, athletic club, specialty grocery store, three restaurants (including Teton Pines Country Club) and an excellent coffee shop in Elevated Grounds. These commercial influences are a little more life-sustaining during the fall and spring, allowing for the Aspens to have more of a community feel in the shoulder seasons. Additionally, Teton Pines allows the patronage of nonmembers, creating the ability for accessible golf, tennis and winter Nordic skiing.
Housing Product – Aspens
Single-Family
The Aspens (Jackson Hole Racquet Club) was platted in 1971 with most homes being built in the 1970s and 1980s. Architectural designs vary from log to ranch to 1980s contemporary styles, with most homes being in the 2,500- to 3,500-square-foot range. The average sales price of homes in the Aspens during 2015 and 2016 was approximately $1.6 million, excluding the outlying sale of one newer home of over 6,000 square feet that set a new high-water mark in excess of $3.6 million.
Attached Homes
A majority of attached homes in the Aspens are known as “O’Brien Units” in reference to the designing architect. A typical building of these units is comprised of one-bedroom units of 600 to 700 square feet on the ground floor, and two-bedroom units of 900 to 1,200 square feet on the second floor. Most of these units were built in the mid-1980s, and décor can range from original tile counters to complete refurbishments with stainless appliances and granite counters. One of the newer non-O’Brien-designed units are those of “The Cove,” the premier northwest corner view location for Aspens attached homes. These units have sizes ranging from 1,500 to 2,000 square feet and can have prices that hover on either side of $1,000,000. By comparison, two-bedroom units of O’Brien design are currently in the $575,000-$675,000 range.
Rental Comparison
When considering the comparison of potential rental income, Teton Village has the substantial edge in winter nightly rate. Considering the proximity of Teton Village residences to the slopes, this is understandable. Nightly rates for summertime are similar between the two locations. However, it is reported that higher occupancy currently prevails in the Aspens location during summer, which moves the overall income indication to be a little more equal in comparison. That said, with Teton Village having a greater prevalence of new, luxury-oriented construction, this location dominates the luxury rental market, with rents in excess of $20,000 a week being obtainable by some of the most luxurious properties.
Home Price Comparison
At a general level, the comparison of the Aspens vs. Teton Village seems to provide a relatively similar rating for homes (exclusive of luxury single-family homes, which seem to be the almost-exclusive domain of Teton Village). This qualitative comparison is somewhat borne out by the below comparison of older two-bedroom condominiums, which, while showing a slight edge to Teton Village, in this comparison a relatively similar value range is depicted.
Teton Village
There isn’t a more ideal location for a ski home than at the base of the mountain, and this is the underlying theme of a Teton Village home. With a north-south measure of approximately 1 mile, it would be difficult to get more than 1,000 yards from the tram dock and even harder to get that far from the slopes themselves. The trade-off for superb ski proximity is that residents of Teton Village are just a little farther from the amenities of Jackson, with a trip to town being increased by 7 to 10 minutes when traveling from “The Village” as opposed to the Aspens. While this may seem negligible, it is a 25% increase in travel time, which makes focusing to not forget an item on your grocery list just a little more important. In that regard, while there is no shortage of dining opportunities at the base of the ski area, shopping for food and other necessities in Teton Village is limited and primarily convenience-focused. This is almost certain to change in the coming years, as the entitlements for local-oriented commercial development are in existence. However, an ongoing reorganization of these entitlements pegs this evolution as a two- to four-year time horizon.
Teton Village
Housing Product – Teton Village
Housing stock in Teton Village provides an eclectic cross-section of Intermountain West architecture, which can be traced to the fact that its development has spanned five decades (as opposed to the Aspens, which was largely built out by the mid-1980s). As such, a description of this area is best provided by addressing the submarkets of Teton Village, rather than trying to fit sweeping generalizations to the entirety of Teton Village.
South Village – Shortly after the first operational season of Jackson Hole Mountain Resort, the first filings of the Jackson Hole Ski Corporation’s platted lots were filed. Ranging from .5 acres to just under 1 acre, these lots today offer the same proximity to North America’s best skiing that they did in 1967. Some of the older homes in this area may be considered modest by today’s standards. However, examples of recent construction display homes of the size and quality that is commensurate with this world-class location. Observation of recent sales and listings in this area shows homes between the approximate range of 2,000 to 8,000 square feet commanding prices in the range of $2,000,000 to $8,000,000. Notably, this area offers some of the best ski-in/out locations, and sales in the eight-digit realm are an eventuality as the redevelopment of this area goes on.
Original Condominiums – Within four years of selling the first lots in Teton Village, Paul McCollister began developing the ski area’s first attached housing (condominium/townhome units), and attached housing units were continually added in this area through the early 1980s. These units are located at the southern edge of the “Original Village” or “South Village” on Michael Drive. Units in this area can range in size from 400-square-foot studio units to 2,700-square-foot units with four bedrooms. Price points typically range from $375,000 to approaching seven figures. Considering the breadth of time during which these units were developed, and the propensity of owners to continually refurbish their ski-area getaways, the interiors of these units can range from original décor to finishes of the latest design and highest quality.
Newer Condominiums – In 2002, Teton Mountain Lodge was complete as the first condominium-hotel (condo-tel) property in Teton Village. This development model allowed buyers to own a condominium unit that, when not in use by the owner, could be actively managed and rented out through the property’s front desk and reservation system. The combination of a slope-side location and income potential created not only successful development, but also enticed similar projects to be developed. As a result, by 2007, several new condominiums surrounding the core commercial area of Teton Village were created, including the Snake River Lodge and Spa, Crystal Springs Condominiums and three filings of the Hotel Terra development. The “lock-off” design of most of these units allows for multiple rental configurations and continued income generation while in partial use by their owners. The Tram Tower Townhouses were built in 1990 and do not have a front-desk rental program. However, these units are spacious and, as the name implies, could not be closer to the slopes.
Granite Ridge – In 1998, the first significant new platting of resort real estate in recent history occurred when 80 acres of land north and east of the base of the ski area was subdivided. The development of homes in this location marked the first time that residential units were built away from the original center of residential development near the southern perimeter of Teton Village. This deviation caused the descriptive term of “New Village” to be coined for the Granite Ridge area. Townhomes in Granite Ridge range from two-bedroom “cabin” units to “lodge” units that may exceed 5,000 square feet and transfer for over $3,000,000. Vacant lots in Granite Ridge typically approximate 1 acre in size and have been developed with homes that exceeded 8,000 square feet in size. Large slopeside homes in this location have sold in excess of $10,000,000. Private rope tows in Granite Ridge enable properties that are not directly contiguous with the ski slopes to be ski-in/ski out.
Shooting Star – Shooting Star is a residential development that created the largest impact of any single development in Teton County in 2007. As the long-awaited creation of a private golf course at the base of the Jackson Hole Mountain Resort, the Shooting Star development benefits from its proximity to the Jackson Hole ski area, Grand Teton National Park and the recreational opportunities available in the Bridger-Teton National Forest. However, the focal point of the development is a Tom Fazio-designed championship golf course. The layout of Shooting Star is such that golf is concentrated in the southern end of the development in a “core golf” layout that does not locate real estate in between fairways or course features. Members of the Shooting Star Club have access to a superbly appointed clubhouse, exercise facility and ski storage with an on-call driver that allows members to use private parking and be shuttled to the slopes. Homes in Shooting Star have predominantly been built for owner occupancy and not marketed for sale. However, lots in Shooting Star have historically sold for between $2,000,000 and $4,000,000, and row home “cabins” are noted to have exceeded the $5,000,000 mark.
The Grand Teton Music Festival has presented awe-inspiring and exhilarating classical music concerts throughout Jackson Hole since 1962. During our treasured seven-week Summer Festival and our one-week Winter Festival, GTMF presents concerts and musical events that feature prestigious soloists and musicians from around the world. Artists flock to stunning Jackson Hole to renew their inspiration and share their talents and passion with the local community and its visitors. Since 2006, internationally acclaimed Maestro Donald Runnicles has led our Festival as the Music Director and guided our orchestra to reach new heights. The upcoming year is certainly no exception.
Andrew Tyson
The Second Annual Winter Festival runs February 7-10, 2017. Over the course of four days, the series presents solo recitals, chamber music and classical crossover groups. Unlike the Summer Festival, which takes place predominantly in Teton Village, the Winter Festival takes place in the town of Jackson at the Center for the Arts and St. John’s Episcopal Church.
This year, the Winter Festival presents highly anticipated performances from violinist Benjamin Beilman and pianist Andrew Tyson; Festival Musicians Jaren Atherholt, oboe, and Ben Atherholt, bassoon, with pianist and GTMF Executive Director Andrew Palmer Todd; pianist Lise de la Salle; and the Portland Cello Project.
The 2017 summer season will run from July 3 through August 20. Highlights of the Festival’s 56th season include our Third Annual Gala concert with internationally acclaimed cellist Yo-Yo Ma. Mr. Ma will make his Grand Teton Music Festival debut with Maestro Runnicles and the Festival Orchestra on August 1. The Gala Fundraiser will be a rare opportunity to experience this extraordinary musician in our intimate and acoustically masterful Festival Hall.
Benjamin Beilman
Portland Cello Project
The Grand Teton Music Festival’s mission to provide exhilarating musical experiences does not stop when these celebrations end. As part of our commitment to sharing our passion and knowledge of music, the Grand Teton Music Festival provides a variety of events and community programs throughout the remainder of the year. High-definition broadcasts from The Metropolitan Opera and education and outreach programs drive our off-season programming and complete our efforts of providing enriching, first-rate artistic experiences to our community.
Presenting over 75 musical events annually, there are many opportunities to experience classical music in Jackson Hole. For information and to purchase tickets, visit gtmf.org or call (307) 732-1128.
The development of Jackson Hole Mountain Resort over the years.
By Brigid Mander
Jackson Hole, despite its fame and increasing global cache, has always been a family owned mountain. The founders and original owners of the ski resort, Paul McCollister and Alex Morley, ran the resort until its sale to the Kemmerer family, of Wyoming, in the mid-1990s. As the next generation of owners, the Kemmerers have since worked to invest in and update the mountain without leaving the culture and history of this special place behind.
Under the guidance of siblings Connie and Jay Kemmerer, the last couple of decades have seen Jackson Hole Mountain Resort (JHMR) develop one of the most modern and upgraded lift systems in the Rocky Mountains. Athletic summer offerings complement the winter sports, with an ever-growing mountain bike park, and the latest endeavor being a via ferrata in Casper Bowl. Overall, the generous rate of reinvestment in the resort has outpaced the industry average (per skier visit baseline) by four times the amount of other areas, according to data collected over the last seven years, said Anna Cole, JHMR spokeswoman.
The vision of the Kemmerers has been to keep great skiers coming for the tough terrain, but also to make sure there is something for everyone. Many of their improvements have been aimed at making JHMR a place where diverse levels of skiers can come, get outside in the beauty of nature in winter, challenge themselves and enjoy a world-class family vacation.
Key employees in the resort administration, such as JHMR President Jerry Blann, have also played an important role in helping the ski resort grow smoothly. Tasks such as getting lift infrastructure and upgrades approved and advocating for the resort with Teton Village (the community at the base of the mountain) have been integral to the success of resort improvement and community relations overall.
In addition to the resort’s efforts on the ski mountain, in Teton Village itself developers and investors have been working around the base area to upgrade and improve lodging offerings, dining and entertainment. Redevelopment of existing buildings and commercial space has enormous potential, and what has been done so far has resulted in a new look at the base area in an ambitious, ongoing and collaborative process.
In the realm of undeveloped potential for real estate at the base area, options abound. Currently, there is more than 600,000 square feet of developable space that has not been tapped at all, on existing vacant lots near the base.
Commercial lots in Teton Village have develop-ment caps, and new development must adhere to the maximum carrying capacity for each lot. The building allowance for lots ranges from an enclosed building area that equals the lot’s surface square footage, to lots that are allowed to have a building of two and half times the surface square footage. All buildings must adhere to a height restriction of 62.5 feet, but current vacant lots have the potential for 515 new hotel rooms or 257 multiroom condominiums.
This, combined with the Kemmerers’ vision and ongoing improvements on the mountain, makes real estate investment in Teton Village an exciting opportunity that is full of potential as well.
Copyright 2021 Cornish Lamppa Realty Group. All rights reserved.
