Real Estate Information Archive


Displaying blog entries 1-10 of 16

Just Listed For Sale - Beautiful Homesite in Indian Springs Ranch

by Teri McCarthy

4.24 Acre Lot For Sale in Indian Springs Ranch

Imagine your home nestled within a mature aspen and pine forest, surrounded with wild flowers, on a gently sloped hillside with stunning views of the Grand, the Teton Range, and Glory Bowl. Set within Indian Springs Ranch, this exceptional 4.24 acre elevated building site, bordering over 600 acres of protected open space, is one of the finest undeveloped lots in the subdivision. Hike or cross country ski out your backdoor, or saddle up your horse at the ranch's equestrian center.

A preliminary floor/site plan from Jonathan Foote architect is available to the buyer.

Lot 25 Indian Springs RanchIndian Springs Ranch, a gated residential community, is located in the heart of Jackson Hole, ideally situated between the town of Jackson and the Jackson Hole Mountain Resort.,with close proximity to golf, skiing, the Snake River and Grand Teton National Park.

More than 600 acres of the 1200 acre ranch is protected open space, and wildlife habitat for moose, deer, elk, swans, eagles and osprey. 

 Owners and guests enjoy private access to fishing, tennis, swimming, and the Molesworth Cabin named for the noted Wyoming pioneer furniture designer, Thomas Molesworth.  In addition, owners have exclusive use of the equestrian center, and a trail system that runs throughout the ranch’s 600+ molesworth-cabinacres of dedicated open space, for hiking, horseback riding, fishing, and cross country skiing.


Home values in Indian Springs Ranch range in price from $6m - $12m.  Vacant lots range in price from $2m to $5m. 

Contact Teri for more information or to see this wonderful property.

Attention Veterans. Why Rent When You Can Buy With $0 Down?

by Teri McCarthy

Veterans benefit from 100% financing with VA Home Loans

Home buying is made easy for veterans with zero-down, 100% financing with government-backed VA Home Loans.  I just helped a veteran and his family purchase this beautiful home, in Star Valley, Wyoming, with no money down.

A VA Home Loan allows qualified veterans, service members, military families, and eligible surviving spouses to purchase a home with $0 down and no private mortgage insurance (PMI). With a $0 down VA Loan, the home can be valued up to $417,000, in most parts of the country. Areas with higher property values may have higher ceilings. VA Loan limits for all counties in Wyoming are $417,000 with the exception of Teton County, with a ceiling of $630,000. 

While most conventional mortgages require private mortgage insurance (PMI) if the borrower puts down less than 20%, VA Home Loans, with no money down, have no PMI requirement since the loans are backed by the federal government. This amounts to a significant savings, possibly up to a couple hundred dollars a month.

VA Home Loans are provided by local lenders such as banks and mortgage brokers.  VA guarantees a portion of the loan, enabling the lender to provide you with more favorable terms.
VA Home Loans can be used only for the purchase of your primary residence. VA Home Loans are not eligible for the purchase of vacation or investment homes. 

According to data from the U.S. Dept. of Veterans Affairs, 1 in 3 veterans are not even aware of this significant home buying benefit. 

If you’re considering buying a home in Lincoln County, Sublette County, or Teton County, Wyoming,   I can help you every step of the way, starting by helping you to put yourself in the position to take advantage the the most beneficial financing options for your individual needs. 

As always, I am happy to answer your questions and I look forward to hearing from you!


Market Watch for the Week of March 24, 2014

Teton County inventory continues to be low, especially with homes under $700,000. 

You have found the one source for all homes listed for sale in Jackson Hole.  If you have been searching IDX listings in Jackson Hole you might have noticed that you are not being shown ALL home listings. This is because some real estate offices have chose not to show you their listings. 

Click on the links to view ALL Jackson Hole single family homes for sale as of March 24, 2014:

Location                             Lowest Price          Highest Price        Median Price         # of Homes

Town of Jackson                     595,000                2,375,000                 1,295,000                    13 

South Jackson                         475,000              21,000,000                  979,000                      20

North Jackson and Buttes  1,495,000              24,750,000                5,750,000                    21

Wilson                                       365,000               55,000,000                2,150,000                    33

Teton Pines/The Aspens     1,345,000              10,500,000                2,295,000                    19

Teton Village                           2,300,000              11,250,000                4,172,500                     6

Teton County Short Sales      1,395,000               1,600,000                1,497,500                     2

Teton County Bank Owned           -                                 -                                 -                              0


*All data is from the Teton Board of Realtors MLS (fractionals not included).  Listing prices and data are reliable but not guaranteed and are subject to change.

What Boomers Are Looking For In a Vacation Home

by Teri McCarthy

For Boomers, Buying a Home Reveals Changing Priorities

If Jackson Hole’s baby boomers are echoing national demographics, they are either already enjoying retirement or are preparing for it. But for soon-to-be seniors, that word retirement has taken on some new connotations. Today’s seniors may be headed to a retirement with some major differences.

Taken as a whole, boomers remain a markedly active group — especially true in Jackson Hole where it is not uncommon to see folks in their 70’s and 80’s shushing down the slopes of the Jackson Hole Mountain Resort or Grand Targhee. Yet for those buying a home in Jackson that will make their senior years as comfortable as possible, their choices are bound to differ greatly from those they’ve made in years past. According to the National Association of Home Builders, the 76-million-strong boomer generation is already registering some new preferences:

•    Home offices
Semi-retired is the new retired. Instead of giving up on work completely, many retirement-age homeowners choose to start small home-based businesses to supplement their income (or follow up on their passions). The home office is also a fine command center for researching vacation ideas, running household affairs — or whipping up the next Great American Novel.

•    Large windows
Big windows and superior lighting not only showcase the Teton views and bring home a cheery look, but that light makes everything easier to see and navigate around. Accidental fall prevention may not be the top priority for a member of the 55-plus group who’s buying a home in Jackson, but if the health statistics are correct, it ought to be a consideration.

•    No stairways
Chances are increasingly good that a typical boomer will live a long time, but that also means arthritis and age will come into the picture, as well. Plan for the future by buying a single-level home with no stairways and save those knees for walking the dog and hiking in Grand Teton and Yellowstone Parks!   See all Jackson Hole single level homes for sale at this time.

•    Smart technology
Future retirees have an increasingly sophisticated relationship with technology, so in addition to high-speed Internet access, remote-controlled lighting and alarm systems are becoming more commonplace. 

•    Multi-generational living
Jackson Hole home buyers are showing more demand for guest houses and mother-in-law apartments for aging parents, grown children living at home, and visiting guests.  View currently listed Jackson Hole homes with a guest house or apartment.

Whether or not you are approaching retirement, when you set about buying a home in Jackson Hole, it’s my job to help you find one that will fit your needs for the long term. Contact me today!

What Are Home Prices Doing In Jackson Hole?

by Teri McCarthy

The future of real estate prices in Jackson Hole is always a matter of keen interest to area homeowners and investors. So it’s important when the latest national numbers in the Case-Shiller Index show that the rate of rise in real estate prices has begun to slow.

Several people have asked me, lately, "What are real estate prices doing?". 

A year over year comparison of home sales for a few Jackson Hole neighborhoods, Jan 1 through Sept 30 2013 vs the same time in 2012 shows 10.8% to 11.5% appreciation in 2013.


Melody Ranch 4-bedroom Home Sales Comparison
  2012 2013
# of homes sold 6 3
median sales price 773,000 839,500
average sq ft 3207 3064
avg sales price per sq ft 261.55 297.52
avg days on market 411 108
percent of list to sales price 92% 97%


Rafter J 3-bedroom Home Sales Comparison
  2012 2013

# of homes sold

10 15
median sales price 489,000 530,000
average sq ft 1547 1655
avg sales price per sq ft 290.68 311.64
avg days on market 222 150
percent of list to sales price 97% 98%


The Aspens 2-bedroom Condo Sales Comparison
  2012 2013
# of condos sold 6 7
median sales price 372,500 428,000
average sq ft 1038 1254
avg sale price per sq ft 336.69 377.99
avg days on market 292 217
percent of list to sale price 96% 97%


*All data is from the Teton MLS.  Sales  prices and data are reliable but not guaranteed.

America's Best Retreats
Jackson Hole is Number One For a Vacation Home
This week's issue of Barron’s magazine features The Best Locations in America for a Second Home, whereGrand Teton National Park Jackson Hole is ranked number one.  During their annual review of the second home market, it was discovered that buyers are fleeing high-tax states and buying up properties in states with less onerous tax burdens. In late 2012, real estate prices have risen, especially in low-tax states, such as Wyoming, Nevada, Florida and Texas. 
Wyoming, a state with no debt and a budget surplus of about $1 billion, saw a tax-motivated buying surge in Teton County, the second half of 2012.  Jackson Hole, Wyoming saw almost a 100% increase in luxury home sales compared with the same time period in 2011.   An astonishing forty-one Teton County luxury homes, priced over $2m, were purchased from July 1 through December 31, 2012, with an average sales price of $4,988,171.   The same time period in 2011, twenty-one luxury homes sold with an average price of $4,339,562. The percentage of list-to-sales-price jumped to 93% in 2012 from 89% in 2011.
luxury homeBarron’s features Jackson Hole, Wyoming as number one in their list of the twenty best places for second homes. It’s no surprise that people are choosing Jackson Hole to escape high taxes elsewhere.  Besides being tax friendly, Jackson Hole has spectacular scenery and clean air, low crime, year-round outdoor recreation, culture, good schools, wildlife, and it's located next to Grand Teton and Yellowstone National Parks.  There is no state income tax, and property taxes in Teton County are some of the lowest in the nation at approximately $6,000 per $1m of assessed property value. 
Barron’s list of America’s Best Retreats for a Second Home:
1. Jackson Hole, Wyoming
2. Palm Beach, Florida
3. Hanalei, Hawaii
4. Park City, Utah
5. North Lake Tahoe, California
6. Mount Desert Island, Maine
7. Austin, Texas
8. Aspen, Colorado
9. Wailea, Hawaii
10. Lake Geneva, Wisconsin
11. Vail, Colorado
12. Brays Island Plantation, South Carolina
13. Martha’s Vineyard, Massachusetts
14. Scottsdale, Arizona
15. Palm Springs, California
16. Kiawah Island, South Carolina
17. Hamptons, New York
18. Sun Valley, Idaho
19. Pebble Beach, California
20. Sea Island, Georgia
Considering a move to Wyoming?  Take a look at luxury homes in Jackson Hole currently listed for sale in the Teton MLS. Give me a call 307-690-6906 if you would like to know more about Jackson Hole properties and living in Jackson Hole, Wyoming.

Beat The Competition With A Winning Offer

by Teri McCarthy

Top Six Tips For Making a Winning Offer

      The Jackson Hole real estate market is steadily heating up as there are fewer available properties listed for sale and buyers are finally getting off the fence in an attempt to buy their "piece of Jackson Hole" before prices rise.

In some segments of Teton County's real estate market, available property listings are dwindling fast, and we are seeing more and more multiple bidding situations. As an Accredited Buyer Representative (ABR) and top Teton County Realtor for the past 23 years, I would like to share my six best tips for increasing your chances of making a winning offer, should you find yourself in a bidding war.

Preparation Pays Off
Always be prepared well ahead of making your offer. When you are looking at homes, you never know when the right one is going to hit you and you will want to make a move before too many others discover it as well. 
Upon making an offer, Cash buyers may need to provide POF, Proof of Funds, a letter or statement from your bank or financial institution such as:
  • Certified financial statement
  • Bank statement
  • Open equity line of credit
Note: Before handing over your POF, remove or use a black marker to obliterate any sensitive personal information such as your social security number and account number.
If you will be seeking financing, talk with your lender, prior to making an offer to get pre-approved and request a pre-approval letter to submit with your offer.  Since you might be bidding against cash buyers, and cash buyers are more common than not in Jackson Hole, you will be in a stronger position if your offer is not contingent upon financing, but there is risk so consult with your mortgage broker to be certain you are well within your limit and that there is no doubt you will get the mortgage. 
Hire a Top Jackson Hole Realtor
You know the 80-20 rule. Eighty percent of the business is done by 20% of the agents.  These agents are in the game daily; it is their full time and only job; and they are consistently networking with mortgage brokers, inspectors, contractors, architects, and appraisers.  With a local, top 20% Realtor who is an Accredited Buyer Representative (ABR) on your side will not only help your chances of having the winning offer, but the escrow will be smooth and stress-free. 
Be Market Savvy
Have your buyer’s agent show you market values of similar properties.  He/she will provide you with a market analysis showing what other comparable properties have been selling for.  This is critical in Jackson Hole, since Wyoming is a non-disclosure state with regards to real estate sold prices. It is important to have a buyer’s agent on your side, and not to rely on the listing agent, since the listing agent represents the seller and is working in the seller’s best interest, not yours. 
Make a Strong, Clean Offer
When you are up against other bidders, and you want the property, give your highest and best offer. You may not have another chance to raise your bid.  Many times the highest bidder wins.  You might kick yourself if were outbid by a few thousand dollars when you would have gladly paid the price of the winning bid.  With such few Jackson Hole property listings, it may be awhile before another acceptable property comes on the market and, by then, prices could be higher. 
If you have no emotional attachment to the property, and there are other acceptable properties, make a reasonable offer, knowing the top dollar of what you are willing to pay, before you get into the bidding frenzy.
I always advise my buyer clients the importance of making a clean offer.  A clean offer is one that is a cash purchase or pre-approved mortgage, without a lot of contingencies, and a fair amount of earnest money that shows you are a serious buyer.  Note: Contingencies acceptable to most Jackson Hole sellers are title review and home inspections.  In a seller’s market, with bidding wars, most sellers are reluctant to accept an offer with a contingency that the buyer needs to sell their home before they can purchase another.
Accommodate the Seller's Needs
Try to be mindful of the seller's needs by being flexible, if possible, in your offer. For instance, Mr. and Mrs. Seller have kids in school and you know they would prefer to stay in the home until their children can finish up the school year. You might give them the option of "renting back" the home for a few months after closing, or extend the closing to a date that would be preferable to the seller. The seller might be willing to accept a lower price if it keeps peace in the family.
Start Your Due Diligence Now 
Once your offer is accepted, you will have a strict timeframe by which to complete all of your due diligence.  Start interviewing inspectors now. I have a comprehensive list of local inspectors, engineers and contractors.
Besides building and property inspections, you will have a title commitment to review, and you may have subdivision Covenants, Conditions and Restrictions CC&Rs, meeting minutes and budget to review.
If you think you might be building in Teton County,  either new construction or an addition, you will want to look over the 2012 Jackson/Teton County Comprehensive Plan and the Teton County Land Development Regulations (LDR). The Town of Jackson has Design Guidelines.
By starting your research now, not only will you be prepared to move quickly to complete your due diligence, but having some knowledge upfront may help you with questions you might not have otherwise thought of.  It will also show the seller you’re committed, serious, and will set an expectation that the rest of the transaction will go smoothly. 
      In my 23 years selling real estate in Jackson Hole, I am blessed to have had the privilege to represent many successful buyers, from investors to vacation home buyers to first-time home buyers.
      Recently, I helped two different buyer clients compete with multiple bidders, and both won the contract. Their families are now enjoying their new homes, one in Teton Village and the other in Jackson. I am always happy to provide references. Please call me 307-690-6906 if I can be of assistance in your search for Jackson Hole real estate. Teri McCarthy, ABR


Best Year For U.S. Real Estate Market in Five Years

by Teri McCarthy


Housing’s ‘Snowball Effect’ Gathers Inertia
The Weather Channel has nothing to do with it. What’s happening at the Jackson Hole Mountain Resort, likewise. The ‘snowball effect’ being discussed in print and on TV won’t soften anytime soon.
This is an economic snowball -- one that’s gathering momentum following what CNN’s Money website describes as “the best year for U.S. real estate market in five years.” Businesses that stand to benefit from growth in the Jackson Hole housing market are watching closely.
The Wall Street Journal’s snowball report took form in last Monday’s Marketplace section, where the top headline read “Housing Recovery Opens Spigot…Makers of Products From Carpets to Air Conditioners Feel Effects of Rebound.”
It was even more heartening as a counter to last week’s government indications that the greater economy seemed to slow. The housing sector’s performance was so strong it acted as a tonic to its many associated industries.  The snowball effect was noted widely. The company that makes Carrier air conditioners said that orders rose 20%; Honeywell International reported the “first sign of life we have had in a while.” 
Locally, fingers were crossed that Jackson Hole businesses will be swept up in the snowball. National suppliers expected that to happen. “Housing is what we see leading the economy out of the doldrums,” according to the CFO of United Technologies Corp. The WSJ reported evidence that Americans are spending more to build and refurbish their properties.
With sales of existing housing registering the largest annual jump since 2004, it should come as no surprise if Credit Suisse’s Daniel Oppenheim proves correct in predicting a 7%-8% rise in home improvement spending. He expects it to keep going for at least the next two years. That’s a pretty solid forecast, and in line with what most observers are saying. 
All in all, the boost from the housing recovery is one snowball no one seems to think is likely to melt soon.

Jackson Hole's Second Home Market

by Teri McCarthy


Second Home Buyers Size Up Jackson Hole Market
Lately, buying a second home in Jackson Hole, Wyoming has become a much more attainable goal for a great many buyers looking for a vacation home. Partly due to the historically low mortgage interest rates, the affordability factor has become less of a barrier. With prices beginning to rise, those who have been considering buying a second home might take this winter as a good time to make their move – or at least to do some serious research. 
The first part of that effort should be arithmetical: does buying a second home make financial sense? For someWilson Home on Fish Creek people, buying a second home will entail getting a second mortgage with the characteristics of that mortgage dependent upon how the home will be used.  
For a second home that is strictly that – a property that serves as a personal residence – mortgage rates are usually about the same as for a primary residence. But if the home will also serve to provide rental income, banks will usually consider it an investment property – and call for a bigger down payment and a slightly higher interest rate. 
According to Shannon O’Brien of, those buying a second home for its income-producing potential can currently expect down payments ranging anywhere from around 25% to 40%. Penciling in accurate up-front capital requirements means taking that -- as well as applicable interest rates -- into account. Since investment property involves offsetting tax implications, talking second home finances over with a trusted accounting professional is a good idea.
Considering all the factors currently, Jackson Hole real estate climate is definitely encouraging. Especially for those who have been waiting patiently for a chance to take fuller advantage of it, the realm of second home ownership could be worth investigating. If you are interested in the prospects for buying or selling a second home, do give me a call 307-690-6906. I’ll be happy to help you investigate the many possibilities in today’s market. 
Click on the links below to see Jackson Hole vacation homes for sale now (updated daily)
                TETON-VIEW HOMES          SKI HOMES            GOLF HOMES


Buyer’s Agent is Key to Your Jackson Hole Relocation

by Teri McCarthy
Buyer’s Agent is Key to Your Jackson Hole Relocation
Uncertain economy or not, we Americans remain a highly mobile bunch. In fact, the Census Bureau says that no fewer than 6,700,000 Americans packed up and moved to a new state in the period between 2010 – 2011, the latest year on record.  Official stats are not yet available for 2012, but the relocation numbers are expected to increase as people continue to relocate in search of more stable economic environments, attractive retirement communities, and/or an improved quality of life. 
For just about everyone, even thinking about relocating is a daunting proposition.  If you are considering relocating to the Jackson Hole area, or thinking about owning a mountain vacation home, the surest way to keep yourself sane is to connect with an experienced buyer's agent.
A buyer's agent can accomplish several momentous things to simplify your Jackson Hole relocation. He or she can take your "wish list" and find the available Teton County properties that suit your needs. With a good working knowledge of what is available, your agent will provide guidance on the price similar properties have recently commanded. Buyer's agents are contractually bound to have your best interests at heart -- which is why having a buyer’s agent is preferable to using the seller's agent or an intermediary. An intermediary (non-agent) owes no fiduciary duty to the buyer and is not allowed to negotiate on behalf of the buyer.
As with any other key professional service provider, you should not be willing to settle for the first person you come across. Interview potential agents as your buyer representative by asking the following questions:
Are they are willing to sign a buyer’s agency agreement with you to represent you as a buyer’s agent. Not all Jackson brokerages allow their agents to contract as buyer’s agents. 
How long have they been representing buyers in Jackson Hole?
Is the agent an ABR (Accredited Buyer Representative)?
Ask the agent to provide references.
Why hire an Accredited Buyer Representative?  When you look for an ABR before you look for a home, you will be served, not sold. Your interests become his/her interests.  And you will be working with someone who has gone the extra mile by completing specialized training in delivering the best in buyer-representation services. Plus, a Realtor who has an ABR Designation also has an established track record, with proven experience in representing the concerns of buyers. 
Taking the time up front to find an experienced buyer’s agent who will be an advocate for you and represent your best interest, can wind up saving you not only time but money.  Where your new home is concerned, there is really no need to take chances. A great buyer's agent will help make your Jackson Hole relocation as simple and timely as possible.  As an Accredited Buyer Representative (ABR), I hope you will include me on your interview list. 

Displaying blog entries 1-10 of 16



Whether you’re relocating to Jackson Hole, or want to buy a vacation home, primary residence, second home, resort property, condo, townhome, land, horse property, Teton view home, golf estate or ski-in/ski-out home, you’ll find all Jackson, Wilson, and Teton Village real estate listed for sale here. You need an advocate, a buyer's agent to represent your best interest, with confidentiality, Teri will you acquire a Jackson Hole property for your 1031 exchange, investment, second home or future retirement.  Take advantage of the many tax benefits of Wyoming residency. Already own a home in Jackson Hole?  Interested in knowing the value in today's market? Thinking about selling? Talk with Teri about creative marketing to attract qualified buyers for your home.  Teri McCarthy is the Broker/Owner of Jackson Wyoming Real Estate.  Teri holds the designations of CRS (Certified Residential Specialist) and RSPS (Resort and Second Home Specialist) matching buyers and sellers with Jackson Hole properties since 1989. All rights reserved 2019 Teri McCarthy Inc and Teri McCarthy, Realtor, CRS, RSPS.