Teton Village, Wyoming is best for maximum short-term rental yield and ski-in ski-out convenience. Town of Jackson offers walkable amenity access and year-round lifestyle. Wilson is the local's choice: rural character, larger parcels, and a 6-12 minute drive to both ski and town. Average prices range from $2.2M (Wilson entry) to $4.5M+ (Teton Village ski-in). Wyoming's 0% state income tax applies in all three areas.
Jackson Hole's real estate market looks simple from a distance: expensive, scenic, and constrained by the surrounding national parks and forests. Up close, it fractures into three meaningfully different buyer experiences. Teton Village, the Town of Jackson, and the Wilson corridor each attract different buyer profiles, produce different rental economics, and operate under different regulatory environments for short-term rentals.
The cabin pictured above - 2 bedrooms, 2.5 bathrooms, stone lower level, log upper structure, private hot tub deck - lists at $6.6M in Teton Village. It is a fair example of what the mid-tier Teton Village product looks like today: not ski-in ski-out in the traditional sense, but within walking distance of the resort base, embedded in the national forest, and built for full four-season use.
The Three Markets at a Glance
| Factor | Teton Village | Town of Jackson | Wilson |
|---|---|---|---|
| Distance to JHMR base | 0-0.5 miles BEST | 13 miles (20-50 min) | 6 miles (10-15 min) |
| Avg home/condo price | $2.8M-$4.5M | $3.2M-$5.5M | $2.2M-$3.8M ENTRY |
| STR permitting | County license, flexible BEST | Municipal cap, restricted | County license, flexible |
| STR gross yield | $65K-$112K/yr BEST | $35K-$65K/yr | $42K-$78K/yr |
| Walkable amenities | Resort village only | Full downtown BEST | Local shops, Nora's Fish Creek Inn |
| HOA fees (monthly) | $800-$2,500 | $300-$900 | $150-$600 LOWEST |
| Typical lot / property type | Condos, cabins, ski-in units | SFH on 0.15-0.5 ac | SFH on 0.5-5 ac LARGEST |
| Year-round lifestyle | Quieter off ski season | Strongest BEST | Strong local community |
Teton Village: The Rental Income Leader
Teton Village, Wyoming sits at the base of Jackson Hole Mountain Resort (JHMR), the largest ski area in the U.S. by vertical drop at 4,139 feet. The resort base clusters slopeside condominiums, resort hotels (Four Seasons, Hotel Terra, Teton Mountain Lodge), and the free aerial tram that rises 4,139 vertical feet to Rendezvous Mountain. A cabin like the one shown above - stone base, log structure, national forest surround - is the private alternative to resort-complex living, and it commands a premium for that character.
For buyers whose primary goal is rental yield, Teton Village produces numbers no other Jackson Hole sub-market can match. A two-bedroom ski-in ski-out condo at a managed property averages 55-65 booked nights in a 90-day ski season, at nightly rates of $650-$1,200. Add summer and fall shoulder-season bookings and gross annual revenue reaches $85,000-$112,000 for a well-managed unit.
- Peak ski season (Dec-Mar): 58-65 nights booked on avg per unit
- Peak nightly rate for ski-in 2BR: $750-$1,200
- Summer tram and biking season (Jul-Aug): adds 18-24 booked nights
- Gross revenue range, 2BR unit: $65,000-$112,000/yr
- Typical management fee: 25-35% of gross (resort programs)
- Net to owner after mgmt: $42,000-$73,000/yr on a $2.8M-$3.5M asset
- Cabin product ($5M-$8M range): often managed privately, higher nightly rate potential
The tradeoff is real: Teton Village goes quiet between April and June, and again in October and November. Owners who want a lively scene year-round often feel the village is a ghost town outside peak seasons. HOA costs are also the highest in the valley, reflecting shared amenities, heated outdoor spaces, and ski valet services in managed complexes.
"Teton Village is a proven yield machine in ski season. The buyers who struggle are those who expected Town of Jackson nightlife when they step out the door at 9pm in May."
Evaluating Jackson Hole, Wyoming?
Peter Tumbas connects buyers with vetted, production-verified local specialists across all six Mountain Market Intelligence markets. No listing agenda. No pitch. If you are doing serious research on Jackson Hole real estate, reach out directly.
Email: petertumbas@bhhsne.com
Phone: 412-225-0598
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Peter holds his license in Connecticut and does not represent buyers directly in Wyoming. Every referral introduction is made based on your specific criteria.
Town of Jackson: The Year-Round Lifestyle Hub
Downtown Jackson, Wyoming is one of the most walkable small towns in the American West. The Town Square - framed by its famous elk-antler arches - is ringed by restaurants, galleries, outfitters, and bars. The National Museum of Wildlife Art sits a mile from the square. National Elk Refuge borders the north edge of town. Grand Teton National Park's south entrance is 8 miles north.
For buyers who plan to spend substantial time at the property - not just ski weekends - Town of Jackson delivers lifestyle that Teton Village cannot match. The trade is commute time to the mountain: 13 miles on WY-22 and WY-390, which sounds manageable until a powder day backs traffic to a 45-minute crawl. Many town-based buyers use the START bus (free transit service to Teton Village) or stagger arrival times to avoid peak-morning gridlock.
STR regulations inside town limits are significantly more restrictive than in unincorporated Teton County. Jackson passed an ordinance capping new STR licenses, and existing licenses are transfer-restricted in certain zones. Buyers targeting rental income must verify whether a specific property carries a transferable STR license before making an offer. A property without a license in a capped market may never obtain one.
- Town of Jackson: STR cap in effect, new licenses paused in most residential zones
- Teton County (unincorporated - Teton Village and Wilson): annual license required, no hard cap as of 2025
- License is property-specific: verify transferability before closing
- Owner-occupied STR rules differ from non-owner STR rules inside town limits
- Penalty for unlicensed STR operation: fines up to $750/day
Wilson: The Locals' Corridor
Wilson, Wyoming occupies a geographic sweet spot that most out-of-state buyers overlook. It sits 7 miles from downtown Jackson and 6 miles from Teton Village, making it the only sub-market in the valley with reasonable drive times to both. The Stagecoach Bar anchors community life with Sunday night bluegrass sessions locals have attended for decades. Home lots are larger, terrain is flatter (supporting horse properties and secondary structures more readily), and HOA costs are meaningfully lower than Teton Village managed complexes.
Wilson draws the buyer who wants a genuine community character, not a resort enclave. Full-time residents are common. Property types skew toward single-family homes on half-acre to five-acre lots, often with secondary structures, barns, or caretaker apartments - features that support multiple STR revenue streams while maintaining owner privacy.
- Avg transaction price: $2.2M-$3.8M (SFH on acreage)
- Typical lot size: 0.5 ac - 5 ac
- Common property types: SFH, horse property, guest house compounds
- HOA: minimal or none on many parcels
- Drive to JHMR base: 10-15 min (6 miles on WY-390)
- Drive to Jackson Town Square: 12-18 min (7 miles on WY-22)
- STR licensing: Teton County (flexible, annual renewal, no hard cap)
Which Neighborhood Matches Your Buyer Profile?
| Buyer Goal | Best Fit | Why |
|---|---|---|
| Maximum STR income | Teton Village | Ski-in location drives 40-60% nightly rate premium |
| Year-round use, walkable lifestyle | Town of Jackson | Restaurants, galleries, wildlife access all walkable |
| Lowest entry price, largest lot | Wilson | $2.2M entry, 0.5-5 ac parcels, low or no HOA |
| Best ski access without slopeside premium | Wilson | 10-15 min to JHMR, avoids resort-area congestion |
| Multi-unit rental strategy | Wilson | Guest houses and barns permitted, county STR rules apply |
| Full-time Wyoming domicile | Town of Jackson or Wilson | Community infrastructure, services, and local presence |
| Pure investment, limited personal use | Teton Village | Resort rental programs manage the property on your behalf |
| Cabin or estate character at scale | Teton Village or Wilson | Log and stone product (like the $6.6M cabin above) exists in both |
Property Tax and Wyoming's Structural Advantage
Wyoming levies no state income tax, no inheritance tax, and no estate tax. This applies equally to buyers in all three Jackson Hole sub-markets. Teton County property tax rates run approximately 0.5%-0.7% of assessed value - among the lowest effective rates for any comparable ski destination. A $6.6M property in Teton County generates roughly $33,000-$46,000 in annual property taxes, compared to $90,000-$140,000 for a similar-priced property in Park City, Utah (combined state and local).
For high-income buyers relocating from California, New York, or Connecticut, establishing Wyoming domicile from a Jackson Hole property can represent $50,000-$300,000+ in annual income tax savings depending on existing compensation structure. The companion article on Jackson Hole Wyoming tax advantages covers domicile strategy and IRS audit risk in full detail.
- Effective rate: 0.5%-0.7% of assessed value
- Annual tax on $6.6M Teton Village cabin: approx $33,000-$46,000
- Park City, UT comparable ($6.6M): approx $90,000-$140,000
- Aspen, CO comparable ($6.6M): approx $28,000-$40,000 (Gallagher Act capped, rising)
- Stowe, VT comparable ($6.6M): approx $50,000-$75,000
- Wyoming state income tax: $0
- Wyoming capital gains tax: $0
- Wyoming estate tax: $0
HOA Fees and True Cost of Ownership
In Teton Village, Wyoming, HOA fees can materially affect cash-flow analysis. A ski-in ski-out unit in a full-service resort complex carries $800-$2,500/month in HOA, covering snowmelt systems, heated parking, ski valet, concierge, and common-area maintenance. Freestanding cabins and single-family structures in Teton Village often carry much lower association costs - sometimes under $400/month - while trading off shared amenities.
Wilson properties on acreage frequently have no HOA at all, or a minimal road maintenance assessment under $200/month. Any cash-flow model for a Jackson Hole property should begin with verified HOA fees, not estimates.
What $6.6M Buys Across Jackson Hole
The Teton Village cabin shown at the top of this article - 2 beds, 2.5 baths, log and stone construction, national forest setting - is a useful price anchor. Here is what that same $6.6M budget produces in each sub-market.
| Neighborhood | $6.6M Budget Buys | Ski Access | STR License |
|---|---|---|---|
| Teton Village | 2-3BR cabin or ski-in ski-out condo, national forest setting | Walk to base or ski-in/ski-out | County license (available) |
| Town of Jackson | 4-5BR SFH, .3-.5 ac, walkable to downtown | 13 miles (START bus or drive) | Town license (capped, verify) |
| Wilson | 4-6BR compound on 2-5 ac, possible guest cabin included | 6 miles (10-15 min) | County license (available) |
"In Jackson Hole, the STR license may be worth more than the countertops. A transferable license in a capped zone is a finite asset. It does not show up on Zillow."
Frequently Asked Questions
Which Jackson Hole, Wyoming neighborhood is best for short-term rental income?
Teton Village, Wyoming produces the highest short-term rental income in Jackson Hole. Ski-in ski-out condos there average $65,000-$112,000 gross annual revenue. Proximity to Jackson Hole Mountain Resort lifts nightly rates 40-60% above comparable units in the Town of Jackson, driven by peak ski-season demand from December through March.
What does $6.6M buy in Teton Village, Wyoming?
At $6.6M in Teton Village, Wyoming, buyers typically acquire a 2-3 bedroom cabin or slopeside condo with premium construction - log and stone materials, private hot tub deck, national forest setting - within walking distance or ski-in access to Jackson Hole Mountain Resort. The same $6.6M in Wilson, Wyoming would typically secure a larger compound of 4-6 bedrooms on 2-5 acres with a guest cabin.
How far is Teton Village from downtown Jackson, Wyoming?
Teton Village is 13 miles northwest of downtown Jackson, Wyoming - a 20-25 minute drive in off-peak conditions. Peak ski-season traffic on WY-22 and WY-390 can extend that trip to 40-60 minutes. Wilson sits 7 miles from downtown and 6 miles from Teton Village, making it the best-positioned neighborhood for dual access to both ski and town.
Is there a property tax advantage to buying in Teton Village vs Town of Jackson, Wyoming?
Wyoming's 0% state income tax applies in all three Jackson Hole neighborhoods. Teton Village sits in unincorporated Teton County, avoiding Town of Jackson municipal taxes. Effective property tax rates run 0.5%-0.7% across the valley - significantly lower than comparable ski markets in Utah or Colorado.
Can you rent out a Teton Village, Wyoming cabin on Airbnb?
Yes. Teton Village is in unincorporated Teton County, Wyoming, which permits short-term rentals with an annual county STR license and no hard cap as of 2025. Town of Jackson has stricter STR regulations with a license cap. Always verify current HOA rules and county licensing requirements before purchase, and confirm any existing license transfers with title at closing.
Which Jackson Hole, Wyoming neighborhood has the best year-round lifestyle?
Town of Jackson, Wyoming wins for year-round lifestyle with its walkable downtown, restaurants, galleries, National Elk Refuge access, and proximity to Grand Teton National Park. Teton Village is quieter off ski season. Wilson, Wyoming appeals to buyers who want authentic local community character with manageable drive times to both the mountain and downtown Jackson.
Ready to Move Forward?
The next step is a conversation, not a commitment. If you are evaluating Jackson Hole, Wyoming real estate - whether Teton Village, Town of Jackson, or Wilson - Peter Tumbas can make a direct introduction to the right local specialist for your buyer profile and criteria.
Email: petertumbas@bhhsne.com
Phone: 412-225-0598
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Peter is a licensed REALTOR with Berkshire Hathaway HomeServices New England Properties (License RES.0836133), based in Connecticut. Referral fees are paid by the receiving agent, not by you.