Spring has finally sprung in Jackson Hole, with new listings, like this one in Melody Ranch, arriving as fast as aspen leaves.

Sales volume jumped approximately 22 percent in April to $40.6 million, compared to April 2011, on 26 unit sales. Jackson Hole real estate unit sales for April were flat year over year.

The high end was very active in April compared to recent months that saw a surge in entry-level residences in Town of Jackson. Ten of the sales were above $1.85 million, and in nearly every case the property sold after years on market and significant discounts from original list price.

• Bar BC Ranch closed two large building sites (44 and 53 acres) listed for a total of $15.4 million. Sales prices were not reported.
• The top residential sale was for an 8,300+ square foot home on 7.5 elevated acres south of Wilson near Mosquito Creek listed for $7.995m. Property has been on and off the market since 2008, originally listed for more than $12 million.
• The second-highest sale also was on the market for more than 1,000 days, a Granite Ridge townhouse on the slopes of Jackson Hole Mountain Resort in Teton Village. The 5-bed unit was originally listed for $4.6 million in October 2008, reduced to $3.4 million prior to sale.
• Originally listed for $3.995 million in 2008, a nearly 6,000-square-foot home in Schofield Patent near Wilson sold for less than the final list price of $2.295 million.
  

  The Snake River had a few good days of fly fishing in April, but water will be off-color for the next few weeks.

Once again building site sales were steady, with five sales. In addition to the two Bar BC Ranch sites, two vacant lots were sold in Karns Hillside subdivision, located on the flanks of Snow King Mountain in Jackson.

The fifth building site sale was for a 0.63-acre site on Granite Ridge after 468 days on market at more than 25 percent off original list price of $2 million.

Last month’s numbers come with the caveat that six sold prices were not reported to Teton County Multiple Listing Service, with all but one of the properties listed above the median sale price of approximately $800,000. Volume totals in this report represent 90 percent of list price.

Contact me for more personalized real-time Jackson Hole real estate research.

As the town of Jackson transitions from winter to spring, the low end of the market is dominating unit sales.

The price has been right for entry-level Jackson Hole homes in recent months, with the inventory of properties listed at or below $300,000 decreasing by 28 percent to 28 units since the beginning of the year.

It’s possible the inventory in this market segment peaked in late December, when there were 39 units listed below $300,000, a benchmark I’ve written about many times in recent years. The price is significant because at the height of the Jackson Hole real estate bubble, not a single residence in Teton County was listed below that figure and in 2008 there was not a reported sale below $300,000.

During the last 12 months, 41 of the 274 (15 percent) residential sales in Jackson Hole were below $300,000. Closed sales in 2012 have remained on pace, with 10 of the 62 below $300,000. However, 12 of the 55 (21 percent) pending listings in Teton County are listed below $300,000 with 54 percent of properties under contract listed below $400,000.

The demand is not hard to understand. Finally, the costs of home ownership are again comparable to renting a similar residential unit. Interest rates are rock bottom, with a 30-year mortgage on $200,000 at 4 percent resulting in a monthly payment of about $950. Few 2-bed Jackson Hole homes rent for less than $1,000.

Supply, however, may become a problem. Many of the listings at the very bottom of the market, most of them bank-owned, saw multiple offers and short days on market. But foreclosures are waning in Teton County. And with prices stagnant, so is the amount of equity sellers. Contributing to inventory, however, will be additional short sale properties.

A lack of supply has already had a dampening effect on the upper end of the Jackson Hole home market. Sales of high-end homes above $1.5 million carried the market in the early stages of the current economic recovery, but that inventory has shrunk considerably in the last two quarters.

Year to date, 27 percent of residential sales have been above $1.5 million, a figure that often represented a monthly average sales price in the heyday. (In fact, the average sales price for the entire year of 2010 was approximately $1.4 million.) Just 6 percent of sales have been above $3 million, however, a market segment that saw a 13 percent decrease in inventory in 2011.

Figures for first quarter Jackson Hole real estate sales show the market is plateauing after rising during eight of the ten previous quarters.

First quarter unit sales for Jackson Hole real estate will be down as much as 16 percent and sales volume nearly 40 percent compared to 2011, according to preliminary figures from Teton County Multiple Listing Service. This marks just the second quarter in the last 10 to see a decrease in year-over-year sales.

March marks the third consecutive month reported sales trailed the previous year, with 25 sales for $26.3 million compared to 32 units sold for $34 million in volume in 2011.

So what gives? After a strong Q4 2011, in which Teton County enjoyed a 37 percent increase in unit sales over 2010, it’s been easy to explain lagging numbers in January and February as slower but still solid. And March will probably see a few more closings added in the next few days to close the gap between this year and last.

Nonetheless, the trend has been toward flat unit sales growth and lower sales volumes and average sales prices. Is this the “new normal?” Probably, with reasons including:

Bears have been awaking from hibernation recently, including some looking to do some skiing at Jackson Hole Mountain Resort before it closes.

• After the historical lows of 2009, it has been easy in recent quarters to post comparatively impressive gains. Q1 2011, for example, was one of the strongest three-month periods in recent years with a 57 percent increase year over year. Exceeding 2011 in 2012 would have required a very strong market.
• The peak of the distressed inventory to hit the market in recent years has passed. Short sales and REO properties remain a big part of the inventory, but they are fewer and more concentrated at the lower end of the inventory.
• The market has yet to rebound at the lower end. Prices have stabilized in large part, but declining or stagnant values are doing nothing to increase the supply of equity sellers.
• More and more potential buyers are beginning to explore the process. I am seeing it personally and within my brokerage. Lower supply and a lending environment that remains very restrictive, however, will temper this rise in demand.
• As of the first of the year, inventory priced below $3 million is down 13 percent.

There are 53 pending properties in Teton County MLS, including four building sites, indicating a continuation of steady unit sales. Amazingly, however, the median price of these pending listings is $399,000 with 34 of them listed below $500,000, which will also perpetuate the trend of lower sales volume.

One large caveat, however (which is standard for Jackson Hole real estate – just like the weather around here the extremes can fluctuate wildly from month to month), is the current list of pending properties does not include a large land sale not yet reported as under contract that will close in late April.

But that is what makes following Jackson Hole real estate so darned interesting! Contact me for personalized, real-time market research aimed at achieving your goals.

The view from atop the southernmost Teton is always Glory-ous.

It took a leap year to do it, but on the last day of February the 21^st sale of the month tied unit sales for February 2011. Total Jackson Hole real estate sales volume, however, plummeted to just $17.3 million, or 55 percent of the $31.3 million recorded the previous year.

Average sales price also fell dramatically to $753,000, one of the lowest monthly numbers in years. Indicatively, the final sale of the month was a distressed, 2-bed condo in Town of Jackson that sold for $149,000. These same units were listed as high as $439,000 in 2008 and closed for as high as $356,000 in June 2007, the height of the Jackson Hole real estate market.

Building site sales continued their minor resurgence as well, with four closings for approximately $3.6 million.  That makes 10 raw land sales for approximately $12.5 million so far in 2012, well ahead of last year’s increased pace of 34 sales for $33 million.

Additional highlights from February sales reported via Teton County Multiple Listing Service include:

• The lowest-priced sale was $102,300 for a 34-year-old, 2-bed, bank-owned Town of Jackson condo. List price was $103,000, closed after 121 days on market.
• The top sale in February was $2.3 million for a 3,900+ sq ft home on four acres south of Teton Village after just 50 days on market.
• Median sales price was just $485,000, represented by a 2,400+ sq ft Town of Jackson home built in 1975. List price was $735,000 in 2011 before being withdrawn.
• Melody Ranch kept its approximately one sale per month pace with the closing of a 3,400+ sq ft home on the western perimeter for approximately $216 per square foot. A Melody Ranch is also under contract with a closing presumably set for March.

Going forward, expect this trend to continue. There are 46 pending properties in Teton County with a median list price of $379,000. There are 23 properties under contract with list prices below $375,000.

Contact me for a closer look at February sales or for a more personalized look at Jackson Hole real estate.

Twitter is a powerful communication tool that allows me to provide daily market updates quickly and concisely. Handle: "@tetonrealtytoda" with no "y".

It’s on Twitter. And Facebook. Or, if we’ve already started a conversation about your Jackson Hole real estate goals, it’s in your email inbox.

This Web site remains a great place to read about monthly sales figures, market trends and see great pictures of Jackson Hole. Reading through the more than 100 stories from the last three years is like getting in a time machine set for the beginning of the recession. Unlike other Realtors and brokerages, Teton Realty Today always gives it to you straight, never blowing unwarranted sunshine or spinning the facts.

My Facebook page at "Teton Realty Today" is another great platform for daily Jackson Hole real estate updates, pictures and links to pertinent market information.

What you won’t find here, however, is the day-to-day market activity I report on Twitter and Facebook. On Twitter, @TetonRealtyToda (no “y”) has offered more than 500 market updates, the vast majority with links to current Multiple Listing Service pages. My Teton Realty Today Facebook page has many of the same links as well as fantastic pictures of Jackson Hole real estate, wildlife, activities and more. And unlike more recent imitators, the daily market observations at Teton Realty Today are clear, concise, consistent and contextual because they are an example of the work I am doing day in and day out for actual clients and customers.

For example, check out these daily updates posted in the last month.

• Teton Village finally gets on the board (almost) in 2012 with a pending unit in Hotel Terra. Bank-owned, 3-bed, 1449-sq-ft unit listed for $999,000. Sold price will be of significant interest when/if reported. (Facebook)
• Total of 11 #jacksonhole real estate price cuts since Feb. 1, all above $1M list price. Tells me low end has hit bottom. (Twitter)
• Prelim Feb sales for #jacksonhole show 18 SOLD for $13.2m. Strangely, still no 2012 Teton Village sales. (Twitter)
• Commercial property at corner of Millward and Broadway under contract. Will be interesting to see what happens with this highly visible downtown property that is the current home of The Boardroom snowboard shop (and right across from the JH Sotheby’s main office). (Facebook)
• Link is to seven intriguing new listings today, including five below $500,000. Even more interesting on today’s Hotsheet are the five closings in Jackson Hole and what they say about the direction of the market in these segments. (Facebook)
• Stalled Miller Park project back in gear with 2 more 1-bed pendings and new listing of luxury penthouse at $1.45m. (Twitter)

Are you still here? : )

Sidecountry skiing outside Jackson Hole Mountain Resort is a major draw for visitors and residents.

In October, I wrote that fall is Jackson Hole’s finest season. Come July, as the valley swells with indigenous life forms and human visitors from every corner of the globe, I may (again) claim summer is Northwest Wyoming’s most vital time of year

Today, however, I am moved by the pure passion of the winter season. I write from my office at the bottom of the Jackson Hole Mountain Resort on the eve of a snowstorm that is predicted to last all week. The energy and anticipation is palpable, in both the swirling alpine air as well as the hushed excitement of the throngs here for the President’s Day holiday.

Stoke for the impending snowstorm is perhaps even higher for those who live here than the visitors. Many a “powder clause” will be invoked as the week goes on by those of us who love to ski so we can take advantage of premium conditions that may only come a handful of times a year. As I peruse Facebook this afternoon, links to NOAA Radar pages and mountain weather forecasts abound.

Cross country skiing at Teton Pines.

I especially love when someone shares a forecast in ALL CAPS!

SNOW WILL INCREASE ACROSS THE WESTERN MOUNTAINS THROUGH THE NIGHT AS THE WINDS START TO PICK UP. A WINTER STORM WATCH HAS BEEN ISSUED FOR TUESDAY THROUGH WEDNESDAY NIGHT. PERIODS OF MODERATE TO HEAVY SNOW ARE EXPECTED. SNOWFALL OF TWO TO THREE FEET IS EXPECTED IN THE TETONS.

When the flakes start flying, I’ll check out the Webcams at the top of Teton Pass and throughout Teton County.

One irony of Jackson Hole is that the number of summer visitors dwarfs the amount of people that come during winter, but the single most popular reason people visit the region is to ski or snowboard. People come to Jackson Hole in the summer to fish, hike, raft, bike, horseback ride, tour the national parks and more or to simply soak up the best weather on Earth. In the winter, most come despite some of the harshest weather in the country because it creates ideal conditions for the pastimes they care passionately about.

The Cutter Races, held annually during President's Day holiday, are just one of the many late-winter events.

And within the winter season, the period between Valentine’s Day and early April is clearly the nectar. At Snow King, the north-facing Town Hill can be a cold, dark, icy place between snowfalls in December and January, but by mid-February the sun finally finds the slopes and a lunch run is a wonderful way to get some color on your face and a little exercise. At JHMR and Targhee, the warming trend often means big dumps of high-moisture content snow that eventually turns to delicious corn conditions once the lifts stop turning.

The next several weeks also feature some of the winter’s best events with the Town Downhill, Pole Pedal Paddle, World Championship Hill Climb, Cutter Races, WinterFest and other sporting events as well as a slew of live entertainment acts aimed at serving the younger visitors and seasonal workers.

Yes, winter can be overbearing sometimes. Inevitably there will be a two-week stretch, or more, when the temperature fails to rise above zero and your nose hairs freeze, your joints creek and your car hates you for starting it. And shoveling snow is a pain in the back that gets old early in December. There’s no sugarcoating it.

But for those willing to brave the conditions, for those who share a passion for the outdoors when they are the least hospitable, I’ve found there is a reward just a little sweeter than those earned the rest of the year.

Sometimes it helps to just look at things from 10,000 feet, like the top of Jackson Hole Mountain Resort. Surprisingly, not one of the 18 sales in January were in Teton Village.

Building sites accounted for a third of all Jackson Hole real estate units sold in January, continuing a trend of steadily increasing land sales and stirring hopes for resurgence in the local construction industry.

Teton County, Wyoming, total sales volume reached approximately $26.3 million* on 18 unit sales in January, reflecting a slight drop from the 22 sales for $28 million the previous year. Last year ended with significant momentum as December tallied 32 sales for $48 million, a gain of 60 percent in units and 72 percent in volume from December 2011.

The six building site sales totaled approximately $8.9 million. Compared to the 34 reported sales for $33 million in Jackson Hole building sites in all of 2011, this market segment is off to a fast start in 2012.

A high number of unreported sales prices also stand out among the monthly sales. Final sales figures for four properties with list prices totaling $12.8 million were not reported, including a 35-acre building site in Crescent H listed for $5.9 million that was on the market for 1,603 days and originally listed for $8.5 million.

Several January snow storms have allowed Jackson Hole snow depths to be among the best in the Intermountain West this winter.

January’s Jackson Hole sales highlights include:

• The least-expensive sale was a West Jackson 2-bed condo for $105,000. Bank-owned, sold for 96 percent of list after just 50 days.
• The second least-expensive sale, also bank owned, was a 3-bed East Jackson townhouse that sold for 98.5 percent of list after just 40 days.
• The highest residential sales price also was for a bank-owned property. The 5-bed, 6,700+-square-foot home near Wilson sold for 97 percent of its original list price of $3.5million after 78 days on market. Property was listed for $6.995 million in 2008.
• A land sale in Rafter J also included a home to be built later this year, closing above $500,000.
• A 3-bed home in Cottonwood Park closed for 100 percent of list price after just 56 days on market.
• The fourth bank-owned sale was a lot in Karns Hillside on the market for 189 days and selling well below the original list price of $254,900.
• The dog that did not bark: Teton Village saw no closings in January.

Contact me for details on the properties discussed or for a more personalized look at the Jackson Hole real estate market.

* Total assumes 90 percent of list price on sales with unreported sold prices. All sales figures provided by Teton County Multiple Listing Service and/or Jackson Hole Sotheby’s.

This "slopeside" unit at Four Seasons in Jackson Hole is one of only three active listings in this premier Teton Village development.This "slopeside" unit at Four Seasons in Jackson Hole is one of only three active listings in this premier Teton Village development.

When it comes to real estate in Jackson Hole, few neighborhoods vibrate with the intensity of Teton Village. And within the tiny hamlet at the base of Jackson Hole Mountain Resort the beating heart is clearly Four Seasons in Jackson Hole.

Since opening its doors in December 2003, Four Seasons has dominated both the Teton Village landscape and real estate market. The nine-story building is one of the largest in the entire state of Wyoming, with 156 rooms, an 11,000-square-foot spa, more than 2,000 pieces of art adorning its walls and all the services and amenities expected of this international brand.

Not surprisingly, this sprawling condo-tel has from day one recorded superior real estate sales that have been among the most recession-proof in Jackson Hole. Full ownership sales began in the fall of 2005. At that time a 2-bed, 1,720-square-foot unit sold for $1.375 million and since then only two units have sold for less, according to Teton County Multiple Listing Service. Currently, the least-expensive full ownership listing is a similar 2-bed unit priced at $1.75 million.

Four Seasons in Jackson Hole is one of Wyoming's largest buildings with 156 rooms, an 11,000-square-foot-spa, and all the services expected of this internationally renown brand.

(Four Seasons in Jackson Hole also offers fractional ownership, but they are outside the scope of this article. Contact me with questions about these units.)

Reported sales since 2005 include 57 units with a total sales volume of approximately $149.5 million, with many millions more in transactions completed outside the MLS. These closings break down to an average sales price of $2.9 million per unit and an average per square foot value of $1,067.

Since 2008, the beginning of the recession that eventually saw a loss of values in Jackson Hole as high as 50 percent, Four Seasons fell less than a third and has easily outperformed its direct competitors in Teton Village, which include Hotel Terra, Teton Mountain Lodge and Snake River Lodge & Spa. For example:

• During the four years between 2008 and 2011, Four Seasons recorded approximately $47 million in sales compared to approximately $32 million for the other three combined.
• The average per square foot price in Four Seasons dipped to $1,016 in 2011 from $1,484 (31 Percent) in 2008. During the same period Hotel Terra dropped from $1,389 to $689 (50 Percent), TML dropped from $1,144 to $630 (44 Percent), and SRL&S dropped from $987 to $435. (55 Percent)

Additional market stats relating to Four Seasons in Jackson Hole include:

Your chariot awaits! The Aerial Tram at Jackson Hole Mountain Resort is only steps away from the four Teton Village core properties featured in this post.

• The highest recorded sale in Four Seasons Jackson Hole was in October 2007 for a “slopeside” 3-bed, 5-bath unit that closed for less than 5 percent off the list price of $4.995 million. A similar unit listed for $5.1 million also sold in 2007 for an unreported price after 140 days on market.
• There are currently just three active listings in Four Seasons in Jackson Hole: a 2-bed listed at $1.75 million, a 3-bed listed at $2.295 million and a slopeside listed at $3.95 million.
• MLS shows 11 properties for sale in Teton Mountain Lodge, eight in Hotel Terra and seven in Snake River Lodge & Spa.
• Four Seasons sales have closed at an average of 96 percent of list price.
• The least-expensive sale per square foot in Four Seasons is $726 for a distressed 2-bed unit in 2010; its high sale hit $1,569 per foot.

Of course Jackson Hole is well represented beyond Teton Village by some of the West’s finest homes and several extremely successful real estate projects. And in no way should the success of Four Seasons be seen to diminish the value of Teton Village core properties in Teton Mountain Lodge, Hotel Terra and Snake River Lodge & Spa. For many buyers these excellent projects represent a great option for ownership with a lower barrier to entry.

It’s just that only one can be the best in this little corner of the West, and that would be Four Seasons in Jackson Hole.

Contact me for a more detailed look at Teton Village sales and information on all properties in this short-term rental overlay, including rental figures, comparable sales and management considerations.

Land sales in 2011 were just one of the many indicators Jackson Hole real estate is enjoying a steady, stable recovery in almost all segments. This lot south of Wilson is new to market in January 2012.

It wasn’t real estate heaven, the market didn’t party like it was 2007, but overall Jackson Hole real estate was pretty darn good in 2011.

The calendar year ended last week with a total of 326 closings in Teton County, including 289 residential and 37 building site sales. The sum exceeds the 261 sales in 2010 by 26 percent. However, sales volume dropped in 2011 by 16 percent to approximately $323.5 million.

The jump in unit sales in 2011 followed a similar increase in 2010 of 29 percent compared to 2009, though 2010 also saw a 69 percent increase in sales volume from that terrible, horrible, very bad year that recorded just 203 unit sales for $229 million.

The 37 building site sales, up 15 percent from 2010 and 68 percent from 2009, echo the steadily improving residential numbers. Sales volume for vacant land in 2011 totaled $34.4 million, not including two unreported sales on Bar BC Ranch properties with a total list price of $19.5 million.

Nearly all market statistics indicate 2011 represented a strengthening market in which prices found bottom in most segments and more buyers got off the sidelines. And perhaps most encouragingly, this strength comes despite lingering limiting factors such as an unreasonably tight lending climate, local and global economic concerns and the simple fact that so many homeowners cannot sell for what they have into their property.

Sunrise at Jackson Hole Mountain Resort on a recent morning.

Highlights from 2011 real estate sales in Teton County, WY, include:

• There were five sales at or below $100,000 in 2011, the first such sales since January 2000.
• There were 45 residential sales in 2011 below $300,000. In 2008, for context, there was not a single sale reported by Teton County Multiple Listing Service below $300,000.
• Eleven of the 12 sales below $130,000 were in two subdivisions: Ponderosa Village in West Jackson and Hillside Business Complex Condos, located about 2 miles south of Jackson.
• Thirteen of the residential sales, or 4.5 percent, were not reported, as is the prerogative of the seller in Wyoming. The highest list price for a non-reported sale was $10.7 million for a 7,900+ square-foot home in Crescent H on 28 acres. These sales are not included in the annual sales volume figure above.
• The highest reported sale in Jackson Hole in 2011 was $7.3 million for the much-publicized auction of the Bighorn Lodge near Jackson Hole Airport.
• There were eight sales above $5 million; 21 above $3 million; 32 above $2 million; 85 above $1 million.
• The median sale was $685,000, represented by a bank-owned Love Ridge condo in Jackson and a 2-bed Teton Mountain Lodge condo in Teton Village.
  

  Bar BC Ranch reported three sales during 2011 and four since December 2010, helping sustain modest growth in the vacant land segment.

• Bar BC Ranch dominated the vacant land market, with three sales in 2011 and four since December 2010. Ranch 1, perhaps the finest building site in Jackson Hole at the confluence of the Gros Ventre and Snake rivers, was listed for $10.5 million and sold on Dec. 30 for an unreported price.
• The least-expensive land sale in 2011 was for six acres in Alta, WY, that changed hands for $165,000. The least-expensive sale on the Wyoming side of the Tetons was a bank-owned, 0.33-acre lot in Melody Ranch for $199,900.

Without a doubt the current market remains challenging, placing a higher premium on research, market knowledge and due diligence. However, great opportunity exists for those determined to reach their goals. Contact me today to begin your Jackson Hole property search with a personalized market update.

Berry Patch condos in the Aspens are now listed below $300,000 after selling for more than $500,000 in 2007. These 1-bed units built in the 1970s offer a lower-priced opportunity to own ski property.

Currently there are 37 condos listed below $1 million in the Aspens/Racquet Club and Teton Village, with 20 listed below $500,000. While there are another 26 Jackson Hole condos listed above $1 million to nearly $4 million, the lower half of the market has driven the resurgence of ski properties in the last several quarters.

Through the first three quarters of 2011, Teton Village unit sales increased 78 percent to 50 while decreasing in sales volume 4.3 percent to $43.4 million. Since October there have been 12 sales in the Aspens and Teton Village, with all but one below $1 million.

Of course the closer to the lifts the better if skiing or snowboarding is a person’s main reason for owning property near Jackson Hole Mountain Resort. However, a condo doesn’t have to be ski-in/ski-out to earn solid rental income or be more than just a few minutes from lift service. Contact me for actual and/or estimated rental figures for these properties.

After a price reduction this week on a 1-bed, 1-bath, 736-square-foot condo in the Aspens to $289,000, there are now six such units listed for sale below $300,000. Located approximately three miles south of Jackson Hole Mountain Resort, these properties have for decades represented a popular entry-level ski property ownership opportunity. In 2007 these same units sold for more than $500,000.

Rather schuss right to your door in Teton Village? The only option below $300,000 is a 441-square-foot Teton Mountain Lodge studio. The next full ownership opportunity in the Teton Village core is a 1-bed, 580-square-foot condo in Snake River Lodge and Spa at $372,750. There are seven ski-in/ski-out condos listed for less than $500,000.

The only condo sale in Teton Village since October above $1 million was in Four Seasons in Jackson Hole.

A closer look at the 63 active listings for condos on the West Bank of the Snake River includes these additional highlights:

• The least-expensive Teton Village condo remains a 1-bed, 1-bath, 757-square-foot unit in the Gros Ventre building after 173 days on market. This is about a 5-minute walk (or quick shuttle ride) to the lifts.
• The least-expensive Hotel Terra unit is a 1-bed, 782-square-foot unit listed at $399,000.
• The least-expensive 2-bed condo is a 1,174-square-foot Aspens unit listed at $399,000. The least-expensive 2-bed condo in Teton Village is a 1,000+-square-foot unit in the Sleeping Indian building in South Teton Village on Michael Drive.
• The highest sold price for a 1-bed, 1-bath Aspens condo was $620,000 in October 2008. Nine sold for more than $500,000 between 2006 and 2008.

Planning a visit to Jackson Hole this winter? Let me know when and I’ll make sure you are up to speed on area properties before you hit town. We can even have a showing itinerary arranged ahead of your visit. Initial meetings held on ski lifts will be given scheduling preference!