Jackson Hole Community Price Ranges & List of Tax Benefits

Wyoming’s wealth-friendly status as well as Jackson Hole’s lifestyle benefits have created incredible demand and diversity in housing options in Jackson. Recognized as a “World Heritage Site” by the U.N. and the Department of Interior; Jackson Hole represents some of the most renowned natural beauty and ecological significance on the planet. The economic benefits of our state are certainly rivaled only by the health and lifestyle benefits enjoyed by our residents.

OVER 97% OF TETON COUNTY’S 2.7 MILLION ACRES WHICH INCLUDE JACKSON HOLE IS PERMANENTLY PRESERVED in National Parks, National Forests, and other varieties of public land. This means that just 3% of the Jackson Hole valley is privately held and of that, over two-thirds is already developed or preserved through conservation easements. Jackson Hole’s commitment to retaining the character, lifestyle and natural resources of this area has resulted in the creation of a highly desirable community that continues to attract full and part time residents from around the world.

North OF THE TOWN OF JACKSON The Jackson Hole Golf & Tennis Club blends the rugged West with the country club lifestyle and boasts a Robert Trent-Jones II -designed golf course. As you continue north towards the airport, the area features subdivisions, such as Solitude and Upper and Lower Cascade which offers full views of the Teton Mountains. Many of these subdivisions are tucked off main roads and have Snake River access.

Price range is $500,000 – $20,000,000

Town OF JACKSON The Town of Jackson was named in 1894 after Davey Jackson, who spent a winter in the late 1800s on Jackson Lake. Today, residents enjoy a vibrant cultural scene, anchored by the $35 million Jackson Hole Center for the Arts. In addition to the cultural benefits and convenience, St. Johns Hospital is located to the east of the Town of Jackson and features top-of the line medical services and

Price range is $350,000 – $3,000,000

South OF THE TOWN OF JACKSON The area known as South Park is the open expanse of land that spreads south from Jackson Hole High School and High School Road. South Park offers property that can feel separated from town, but is actually quite convenient to the bike path and services of town. It features relatively affordable neighborhoods such as Rafter J and Melody Ranch; as well as more high-end, 3-Creek Ranch, the valley’s first completely private golf course, not to mention some of the last privately held ranch lands in Jackson Hole.

Price range is $500,000 – $12,000,000

Wyoming is one of the most tax-friendly states. There are plenty of reasons to be thankful for owning a home in Jackson Hole, Wyoming: the mountains, the rivers, two national parks and three ski resorts, art galleries and restaurants, a charming Western-style downtown, and a close knit, philanthropic-minded and fun loving community. As enviable as our lifestyle is here, reality does intrude occasionally, as it will in mid-April when we pay our taxes. But even in that area, we as Wyoming residents are better off than most. After all, Wyoming has been cited by Bloomberg Wealth Management magazine as the most tax friendly state in the country. We can stretch our hard-earned dollars farther, whether to buy real estate, leave property to our heirs or buy a new mountain bike.

Below is a list of top 10 tax benefits offered by Clay Geittmann, Senior Vice President and Manager of Trust Services at Bank of Jackson Hole, on why it’s good to own a home in Wyoming.


With no state tax on personal or corporate income, “you have more disposable income,” Geittmann says.


In Wyoming, you can shield your real estate from federal estate taxes for up to 1,000 years through a dynasty trust. “You can establish a trust in Wyoming for the benefit of your family or other beneficiaries,” Geittmann says. “You can transfer your real estate into a limited liability company or family partnership and then put that into the dynasty trust, which can continue for a thousand years.” As a result, multiple generations can make use of and enjoy the property, without having to pay estate taxes or worse, having to sell the property in order to pay the taxes. A key point to remember: The trust must be administered in Wyoming.


Wyoming does not assess any state inheritance tax.


“Somebody who owns property in Wyoming can ‘gift’ that real estate to their heirs without having to worry about paying a state gift tax,” Geittmann says.


“A lot of people in Jackson Hole use Wyoming as a second home,” Geittmann says. “They have retirement income that comes from other states where they may be a resident. Wyoming does not tax that retirement income that’s earned outside of Wyoming, and if the participant is a resident of Wyoming when they take that income then the original state cannot tax that income either, which is certainly beneficial.”


“Wyoming has very low property taxes compared to other states,” Geittmann says. “The taxes that you do pay here are based on the assessed value of the property.”


When you fill up your car with gas or buy a bag of groceries in Wyoming, you will not pay any state tax on your gas or food.


“A lot of states charge owners a tax on their mineral ownership, but Wyoming does not,” Geittmann says. “If you own minerals, you will not pay a tax on it like you would your home.”


Wyoming doesn’t make you pay a tax on financial assets like stocks and bonds.


11 Villas, Vistas & Estates from Christie’s Exceptional 77

Christie’s Bespoke Marketing Program offers a custom-tailored package of solutions for marketing your fine property.  In the recent affiliate newsletter, Christie’s features 77 exceptional properties from around the world.  Here is a hand-selected 11 including one of Jackson’s very own!

The Crescent H Ranch

Jackson, WY
Price Available Upon Request

An Idyllic Setting – Located at the edge of the Bridger-Teton National Forest, Crescent H provides a unique sanctuary from the outside world, yet is within proximity to the upscale community of Jackson Hole as well as Yellowstone and Grand Teton National Parks. Hiking, mountain biking, cross-country skiing, hunting, fishing, boating, and golfing are just some of the activities nearby. Horse trails begin at Crescent H and interconnect with hundreds of miles of National Forest trails. With seven miles of private fly-fishing on Fish Creek, numerous spring creeks, and the Snake River, it is almost impossible not to enjoy yourself at this incredible property. [details…]

Crescent Ranch Jackson, WY


Hillsborough, CA
$43,888,000 USD

Truly reflecting the scale, proportion, and spirit of English Tudor and Elizabethan country estates, Chiltern is privately sited on more than six acres in the sought-after community of Hillsborough, California. Close to both the multicultural metropolis of San Francisco and the business and technology center of Silicon Valley, this borough is an ideal place to raise a family in a peaceful and secure environment.  [VIDEO]

Palatial Elegance on Place des Victoires

Paris France
Price Available Upon Request

Originally built as a hôtel particulier, a palatial mansion once owned by French nobility, this estate has been perfectly restored and transformed into a superlative array of luxurious private domains. Encompassing 1,000 total square meters, or more than 10,700 square feet, the building features a wealth of grandly proportioned entertaining rooms, sumptuous living areas, and a total of 10 bedrooms and bathrooms.  [details…]

Palatial Elegance on Place des Victoires


The Pennington Estate

Tahoe City, CA
$19,950,000 USD

The Pennington Estate is situated in the neighborhood of Sunnyside on more than three manicured, level acres dotted with majestic native Jeffrey pines and light firs–just a few minutes away from the quaint village of Tahoe City and its fine shops and restaurants. The property embraces 175 feet of Lake Tahoe shoreline, and is home to a newly Trexed deep-water pier, three boat slips, a 12,000-pound boat lift, and a lovely pebble-and-sand beach. The estate is also a short distance away from Tahoe-Truckee airport and the world-class ski areas of Alpine Meadows, Homewood, and Squaw Valley. [details…]

The Pennington Estate

The Woolworth Mansion Off Fifth Avenue

New York, NY
$90,000,000 USD

By the late 1890s the retail chain of Frank Woolworth was expanding so rapidly that he was able to engage Charles Pierpont Henry Gilbert, the famed architect of mansions in the French Gothic style who had just completed a prime example at Fifth Avenue and East 79th Street known today as the Ukrainian Institute, to design one for him at 80th and Fifth Avenue. [VIDEO]

Cuadra San Cristobal

Mexico City, Mexico
$12,083,132 USD

Boasting the modernist architectural touch of famous Pritzker Prize winner, Luis Barragán, Cuadra San Cristobal is a triumph of geometry, and displays the power of earthen tones, and the genius of simplicity. [details…]

Cuadra San Cristobal

Top of the Ridge

Rancho Mirage, CA
$18,500,000 USD

Top of the Ridge is spectacularly situated in Rancho Mirage, adjacent to Palm Springs—an area renowned for its mid-century modern architecture and credited with being the home of “Desert Modernism.” Majestically poised atop a mountain in Mirada Estates, a gated community with 24-hour security, this stunning home enjoys grand views of both the surrounding mountains and the sprawling desert floor. Mirada Estates residences are all custom-built by owners and developers, each maintaining a high level of uniqueness and integrity. Top of the Ridge sits on nearly three acres of land and includes all of the amenities that define an elegant lifestyle. [details…]

Top of the Ridge

Rua Riachuelo

Ilhabela, Sao Paulo, Brazil
$4,500,000 USD

Located in gorgeous Ilhabela, Portuguese for “beautiful island,” this exquisite and tranquil residence was designed by renowned architect Marcio Kogan. Hidden in the clearing of a tropical forest, the garden of this stunning locale has space devoted to contemplation. Inspired by a desire to relax and meditate in nature, the owners worked with a famous Brazilian architecture studio to create this masterpiece to allow a closeness with the environment. [details…]

Rua Riachuelo

Evans Ridge

Denver, CO
$19,500,000 USD

Regally poised on its own gently sloped hillside, Evans Ridge spans an incredible 42,000 square feet and sits on 70 acres of peaceful natural surroundings. Framed by towering curved bay windows and glorious rotundas, the 11-bedroom manor abounds with high-end finishes as well as a palate of neutral shades and endless textures.  [details…]

Evans Ridge

The Bulgari Hotel, London

London, England
Price Available Upon Request

This is an opportunity to purchase an exquisite 7th floor lateral penthouse apartment of 9,260 square feet (860 square meters). The property benefits from the exclusive services, leisure facilities and security of a brand-new luxury hotel.  [details…]

The Bulgari Hotel, London

Chateau El Masr

Cologny, Switzerland
Price Available Upon Request

When this property was bought at the end of the 19th Century by Scotsman Charles Floods, who had just returned from Egypt where he made his fortune, he kept this tower and had the architects Bourrit and Simmler build a half Gothic, half Oriental style chateau in 1883-1884, which he named El Masr, meaning the Egyptian. [VIDEO]

As a Christie’s International Real Estate affiliate in Jackson, WY, consider me as your professional representative for all local homes, land and ranches for sale or any of Christie’s featured luxury homes across the globe.  Contact me for all your real estate needs.

A simple explanation of the new 3.8% tax

A new 3.8% percent tax will go into effect beginning January 1, 2013 on investment incomes in efforts to generate an approximate $210 billion for health care and Medicare plans. What’s important to note is that the tax does not apply to all real estate transactions–only those with the AGI listed below who have seen income from interest, dividends, rents and capital gains.

The new tax applies to:

  • Individuals with adjusted gross income (AGI) above $200,000
  • Couples filing a joint return with more than $250,000 AG

The National Association of Realtors has put together an informative brochure with the following scenarios as examples.

Capital Gain: Sale of a Principal Residence

John and Mary sold their principal residence and realized a gain of $525,000. They have $325,000 Adjusted Gross Income (before adding taxable gain).

Capital Gain: Sale of a Non-Real Estate Asset

Barry and Michelle inherited stocks and bonds that they have decided to liquidate. The sale of these assets generates a capital gain of $120,000. Their AGI before the gain is $140,000.

Capital Gains, Interest and Dividends: Securities

Harry and Sally have substantial income from their securities investments. Their AGI before including that income is $190,000.

Rental Income: Income Sources Including Real Estate Investment Income

Hank has a “day job” from which he earns $85,000 a year. He owns several small apartment units and receives gross rents of $130,000. He also has expenses related to that income.

Rental Income: Rental Income as Sole Source of Earnings –
Real Estate Trade or Business

Henrietta’s sole livelihood is derived from owning and operating commercial buildings. Thus, these assets are treated as business property and not as investment property.

Sale of a Second Home with No Rental Use (or no more than 14 days rental)

The Bridgers own a vacation home that they purchased for $275,000. They have never rented it to others. They sell it for $335,000. In the year of sale they also have earned income from other sources of $225,000.

Sale of an Inherited Investment Property (Residential or Commercial)

In 2010, Ethan inherited a four-plex investment property from his great aunt. She had used it for many years as an investment rental property in San Francisco. At the time of her death, the adjusted basis of the property was $10,000. During her period of ownership, she had taken $240,000 of depreciation deductions on it. Its fair market value was $900,000 when she died. Because there was no estate tax for 2010 and because carryover basis was in eff ect, Ethan’s basis in the inherited property is also $10,000. The prior depreciation allowances carry over to him, as well. He continues to use the property as an investment rental property. Ethan later sells the property for $1.2 million. He is single and reports Schedule C self-employment income of $180,000.

Purchase and Sale of Investment Property (Residential or Commercial)

Ethan has purchased an investment property for $900,000. During his period of ownership, he takes $230,000 in depreciation deductions. He has also made some improvements to the property. At the time of sale, his adjusted basis in the property is $760,000. He subsequently sells the property for $1.2 million. In the year of sale, he is single and reports self-employment income of $315,000.

For more details on any of these scenarios, download the free brochure to review the income and tax data along with additional notes further explaing each.

Wyoming, TX! …one of the most tax-friendly states in the U.S.

Did you know Teton County residents live in one of the most tax-friendly states in the U.S.?

Wyoming residents do not pay state income taxes, and the state Legislature has created a 1,000-year trust that helps residents protect assets. Wyoming residents enjoy low taxes because of mineral, oil and gas companies extracting coal and natural gas throughout the state which pays considerable severance.  This makes Jackson Hole a tax haven for  individuals.

Along with no state income tax, the state does not tax real estate transactions, gifts, tangible assets or out-of-state retirement income.  The state repealed its estate tax in 2005, and Wyoming law allows the formation of dynasty trust¹ that let people shield their assets for up to 1,000 years.

¹ Dynasty Trust – A technique designed to allow its creator to pass wealth from generation to generation without the burden of transfer taxes, including estate and gift tax and the generation skipping transfer tax (GSTT).

Assessed value/real property taxes and how to dispute questionable assessments.

Teton County Assessed Values & Real Property Taxes:

According to a recent article in the JH Daily, the assessed value of our real estate should decline by an approximate 11% from 2009. I know many whose ‘estimated property taxes’ changed very little.  Therefore, it’s wise to please pay attention to your 2010 assessment notice that should have arrived recently on yellow paper.

Any resident may dispute their 2010 assessment by calling the Assessor at 733.4960, or paying a personal visit to their office on Willow St.

It would help the cause if you have real comparable sales (3+) to defend your position. The month of August will be when you receive your 2010 Tax Bill from the Teton County Treasurer requesting partial payment for November 2010, or full payment for the end of the calendar year.