Welcome to The Star Valley Report.

Published semi-annually, this data-driven report is the most accurate and trusted real estate news source in Teton County, Wyoming. First, we would like to thank all our loyal readers, customers and clients for their continued trust in this report. Our ability to track every single real estate transaction, and then turn the data into historical knowledge, has made us the most sought after real estate experts in Star Valley.

Download PDF OVERALL MARKET

Recovery is in the Air

Welcome to the 17th issue of the Star Valley Report. Published semi-annually, this data-driven report is the most accurate and trusted real estate news source in Lincoln County, Wyoming. First, we would like to thank all our loyal readers, customers and clients for their continued trust in this report. Our ability to track every single real estate transaction, and then turn the data into historical knowledge, has made us the most sought after real estate experts in Star Valley.

Click here for the 10 year overall graph.

The big news is that 2012 saw the beginnings of recovery in Star Valley‘s real estate market. With Jackson prices going up, and supply of bank-owned properties slowing down, Star Valley’s residential market is regaining equilibrium between supply and demand.

In 2013, bank-owned properties are continuing to come on at very low prices and are being purchased as soon as they hit the market. The distressed market is still dictating property values, but with multiple offers, many distressed homes are closing above asking price. Although they continue to restrain flexibility for fair market sellers, distressed homes are becoming harder to get due to competition and reduced inventory. This is beginning to drive more buyers toward fair market properties, helping to return stability and optimism to the market.

Overall, sales activity is trending upward, while distressed property inventory is down.

Land sales are slowly coming back into the market this year. Vacant land sellers continue to struggle to move an excess of inventory, but a low inventory of homes is leading many to consider the option to build.

HOW STRONG IS THE STAR VALLEY MARKET? Today’s buyers are savvy bargain shoppers. They are willing to pass up a great property if it is not priced competitively. Home pricing will play a critical role in a healthy recovery. As the balance of inventory shifts more toward fair market properties, sellers willingness to accept a realistic perspective on current home values will be an important factor.

OVERALL MARKET IN STAR VALLEY: The overall market here in the valley continues to slowly bounce back when looking at both the number of transactions and number of properties under contract at the close of 2012.  The number of sales was up 43% and the average sale price was up 8% ($221,935 vs. $204,520 in 2011), whereas the median sale price fell 10% ($134,000  vs. $149,000 in 2011).  On the positive side, property here in the valley is continuing to sell and hopefully pricing has hit bottom.  Again, the biggest contributor to the decline in the median sale price has been the aggressive pricing of distressed properties, and buyers’ making “value” buys throughout the valley.

CURRENT OVERALL AVAILABLE INVENTORY: At the close of 2012, our current inventory was down (15%) when compared to the end of 2011 (582 listings, down from 682).  When looking at our current inventory of 582 listings, and comparing it to what is currently under contract, Star Valley has a 16-month supply of real estate available for purchase.  At our current pace of sales, with no new listings coming onto the market, it would take roughly one year and four months to sell the inventory on-hand.  This is down by nine months from 2011.  Although still in a Buyer’s market, if inventory continues to dwindle, cautionary predictions are that prices should start rising and values should improve.

REAL ESTATE CURRENTLY UNDER CONTRACT: At the close of 2012, there were 25 properties under contract (down 7% from 2011) with an average list price of $254,510 (down 6% from 2011) and a median list price of $178,500 (up 12%).  Of the real estate currently under contract, 64% (16 properties) are distressed properties.

STAR VALLEY COMMUNITY SPOTLIGHT

Star Valley’s culture is greatly enhanced by our new community centers.

A beautiful structure equipped to host a variety of local events; The Afton Civic Center has been a valuable community resource in the upper valley since 2008.

Last year, the lower valley also introduced two new additions. When the construction of new schools in 2008 left two large vacant buildings, the towns of Thayne and Etna went right to work on extensive renovations to convert the old schools into much needed new community centers.

With these centers now complete, a wealth of resources and activities is available that will greatly enrich our entire community.

Both facilities offer rooms for lease for events and activities, as well as new offices for many local businesses. In addition, the Thayne Center houses the public library, police department, youth recreational programs, an adult recreational center, and the Star Valley Arts Council. The Etna Center also conducts community auctions and offers courses with a satellite branch of Western Wyoming Community College.

Jackson Hole Real Estate Associates welcomes these local community centers with an enthusiastic thumbs up! Check them out and enjoy the added culture, sports, and education they bring to Star Valley.

THE APPRAISAL CORNER:

Our Appraisal Department is comprised of three General Appraisers and one Residential Appraiser.  The most common type of appraisal assignment we perform is the development of an opinion of market value.  However, because of our specialized training and experience as appraisers, we can provide a wide range of additional appraisal services—from investment consultation, to advice on various businesses, as well as personal financial decisions.

We perform appraisals for our clients for many reasons.  The following is a sample of the type of assignments we perform:

• To help prospective sellers determine acceptable selling prices, or prospective buyers decide on offering prices
• To establish a basis for the exchange or reorganization of real property or for merging the ownership of multiple properties
• To estimate the market value of a property in eminent domain proceedings
• To estimate the market value of a property in contract disputes or as part of a portfolio
• To estimate the market value of partnership interests
• To estimate damages created by environmental contamination
• To estimate the market value of a conservation easement
• To estimate assessed value
• To determine gift or inheritance taxes
• To estimate the value of the real property component of an estate and decision-making.
• To help establish rent schedules and lease provisions
• To determine the feasibility of a construction or renovation plan
• To aid in corporate mergers, issuance of stock or revision of book value
• To estimate liquidation value for forced-sale or auction proceedings
• To counsel a client on investment matters, including goals, alternatives, resources, constraints and timing
• To advise zoning boards, courts and planners, among others, regarding the probable effects of proposed actions
• To arbitrate between adversaries
• To give expert testimony during litigation

Many appraisals are performed for lending purposes. Property owners should be aware that current federal lending regulations require the lender to “initiate” the appraisal. The lender must have the first contact with the appraiser and oversee the appraisal process. According to these regulations, the lender must be the client and the lending institution must engage the appraiser.  Any property owner who wants to use the appraisal for lending purposes should communicate this need to the lender and have the lender engage the appraiser. This avoids the possibility of the lender rejecting the appraisal or requiring a new appraisal because the bank did not initiate the appraisal.  According to federal lending laws, any bank can use an appraisal prepared for another bank, as long as the initiating bank reviews the appraisal and finds it to be acceptable.

Our staff has over 41-years of combined real-estate appraisal experience and is able to handle any assignment, no matter what the complexities.

Tom Ogle, General Certified Appraiser Jackson Hole Real Estate Associates, LLC
307-739-1104 or tomogle@jhrea.com

JACKSON HOLE REAL ESTATE ASSOCIATES – Exclusive Affiliate of Christie’s International real estate is the largest Real Estate Company in the region.  Our team is comprised of 100+ agents, appraisers and support staff, as well as, a powerful database that leverages information for our clients, daily tracking of every single real estate transaction in Jackson Hole and Star Valley.  Combine all this with the worldwide reach of Christie’s International Real Estate, the simple fact remains: We Know the Market Better than Anyone. If you are looking for a Realtor or Appraiser, whether you are buying or selling, you owe it to yourself to talk to us before you make what could be the most important decision of your life. At JHREA our clients’ and customers’ best interests are paramount!  Your “locally owned and operated” Real Estate Company is located either at 235 S. Main Street, Thayne, WY or 181 US Hwy. 89 in Alpine, WY.  You can also visit our virtual office at www.starvalleyrealestate.com or email us for more information at info@jhrea.com

It is very clear that buyers and sellers demand to stay informed of market conditions.  We offer several services that will keep your finger on the pulse of our local real estate market, from daily email updates, weekly distressed properties list, a free market analysis of your property, to quarterly price updates on your Jackson Hole or Star Valley property.  Please contact us to learn more about the programs and services we can provide.  Be sure to also check out our top-ranked website at www.starvalleyrealestate.com for the latest listings and news about our local real estate market.

CHRISTIE’S INTERNATIONAL REAL ESTATE global network of affiliated brokers includes nearly 36,000 sales associates operating from 900 offices in more than 40 countries.  The network’s combined annual sales topped $128 billion.  The combined global networks of Christie’s, and Christie’s International Real Estate, both market leaders in the sale of luxury goods, create a world-class showcase for distinguished real estate.  No other network offers this level of international visibility to proven buyers of high-value property.

THE STAR VALLEY REPORT is published semi-annually and posted on the world-wide web.  While others attempt to report on our market with MLS statistics only (MLS historically tracks 65-70% of the market) we track every single transaction in northern Lincoln County.  This data-driven report is the most accurate and trusted real estate news source in Lincoln County, Wyoming.  If you would like to sign up for these semi-annual email updates, or need more detailed information about our market, feel free to either call or email us at one of the numbers below.  You can also find “The Star Valley Report” online at www.starvalleyreport.com

Whether you are pricing your property to sell in this competitive market, or deciding when the right time to buy is; rest assured that when you are our client, you will have current market statistics, an impeccable level of service and personal attention that will give you the upper hand.  For a free no-obligation comparative market analysis please email info@jhrea.com

We hope this report has given you a snapshot of market trends and, as always, we would be glad to discuss them further with you.  If you plan to list your property this spring, would like a more detailed analysis of specific areas, back issues of The Star Valley Report, or a professional REALTOR® to represent you in your next real estate transaction, please call or email one of the numbers below or write to P.O. Box 3225, Alpine, WY 83128 or P.O. Box 846, Thayne, WY 83127.

Sincerely,

Jackson Hole Real Estate Associates, LLC.
Star Valley Branches (Alpine & Thayne)
email: info@jhrea.com
www.starvalleyreport.com
www.starvalleyrealestate.com

locally – 307.654.7575 or 307-883-7575
toll-free – 877.654.7575

*All statistics are supplied by sources that have been deemed reliable but are not guaranteed.
*All statistics quoted in this newsletter are based on sales in 2011 compared to sales in 2012.
*Median sale price is the cost of a property that has an equal number of sales above and below it on the price scale.
*Average sale price is the total combined dollar volume divided by the number of sales.
*The word “Overall” in this newsletter refers to all sales in northern Lincoln County combined (homes, lots, condos, commercial and ranch).
*The term “Market Value” is the value of a property in terms of what it can be sold for on the open market; current value.

While other local Real Estate Brokerages attempt to report on the local Star Valley real estate market, Jackson Hole Real Estate Associates, LLC is the only company to track every single transaction.  Therefore, if you want the most accurate information to help guide you through your next real estate transaction, call us today. “We are the Experts”.

© Copyright 2004 – 2013 Jackson Hole Real Estate Associates, LLC. All rights reserved.  No part of this publication may be reproduced or transmitted in any form or by any means without explicit written permission from Jackson Hole Real Estate Associates, LLC.

Download PDF OVERALL MARKET
Sales Continue Upward Trend

Welcome to the 15th issue of the Star Valley Report. Published semi-annually, this data-driven report is the most accurate & trusted real estate news source, keeping all of Star Valley, Wyoming well informed on our ever-changing market.

The recovery of the Star Valley market continues… A glance back at the first six months of 2012 continues to leave us questioning “has our market recovered?”  Some of the numbers point to a recovering market, numbers of sales rising the past 3 years and number of under contracts rising, but we continue to see pricing in some areas of the valley fall to levels only seen since the beginning of the Star Valley Report.  The positive side is activity is increasing throughout the valley and buyers are starting to return.  Another positive sign for our recovery is the positive news coming from the Jackson market.  Sales continuing to rise and inventory levels dropping mean good news for the Star Valley market.

Residential sales continue to drive the Star Valley Market as 52% of the total sales in the first six month of 2012 were homes.  Vacant land has seen a slight uptick due to some unbelievable deals that have presented themselves of late.

OVERALL MARKET IN STAR VALLEY: The overall market once again saw an increase in the number of sales in the first six months of 2012, up 43%. There was 32% decrease in the average sale price to $158,779 (down from $235,202) and a 21% decrease in the median sale price to $118,000 (down from $148,900).  The dip in average sale price and median sale price can be directly attributed to the amount of sales under 300k and the lack of high end sales throughout the valley.  During the first 6 months of 2012, there were only 12 sales over 300k with 7 coming from Northern SV, 3 from Southern SV, and 2 from Star Valley Ranch.

Current overall available inventory: Available inventory for the entire Star Valley area stood at 794 listings (up 4% from the previous year).  The average list price was $312,452 (up 1%) and the median list price was $164,000 (down 8%).

Real estate currently under contract: There were 51 properties under contract (up 50% from 2011) in the valley with an average list price of $263,390 (up 3%) and a median list price of $150,000 (down 36%).

The Distressed Factor of the Equation: The distressed market saw little change in the number of sales during the first half of 2012 with 37% of all the sales either being bank owned or short sales.  47% of the residential sales valley wide (compared to 48% in 2011) were either short sales or bank owned properties.  The aggressive pricing of these distressed properties continues to play a role in the decrease of sale prices throughout the valley.

This report was written and edited by Carlton and Cathy Loewer, Associate Broker/Sales Associate. For more information on the overall market in Star Valley or for a free comparable market analysis, please call the Alpine office at 307-654-7575 or the Thayne office at 307-883-7575.

The Star Valley Report is published semi-annually.  While others attempt to report on our market with MLS statistics only (MLS historically tracks 65-70% of the market) we track every single transaction in Northern Lincoln County.  This data-driven report is the most accurate and trusted real estate news source in Lincoln County, Wyoming.  If you would like to sign up for the semi-annual email updates, or need more detailed information about our market, feel free to either call or email us at one of the numbers below.  You can also find “The Star Valley Report” online at www.starvalleyreport.com

Whether you are pricing your property to sell in this competitive market, or deciding when the right time to buy is; rest assured that when you are our client, you will have current market statistics, an impeccable level of service and personal attention that will give you the upper hand.  For a free comparative market analysis please email info@jhrea.com

Jackson Hole Real Estate Associates LLC is the largest locally owned and operated Real Estate Company in the region, and has served the Star Valley market for over thirty-two years.  Our team is comprised of 100+ agents, appraisers and support staff.  We also have a powerful database (one of a kind) that leverages information for our clients, and the daily tracking of every single real estate transaction in Jackson Hole and Star Valley. Combine all this with the worldwide reach of Christie’s International Real Estate, the simple fact remains: “We Know the Market Better than Anyone”.

It is very clear that buyers and sellers demand to stay informed of market conditions.  We offer several services that will keep your finger on the pulse of our local real estate market, from daily email updates, weekly distressed properties list, a free market analysis of your property, to quarterly price updates on your Star Valley property.  Please contact us to learn more about the programs and services we can provide.   Be sure and also check out our website www.jhrea.com for the latest listings and news about our local markets.

Today the Christie’s International Real Estate global network of affiliated brokers includes nearly 36,000 sales associates operating from 900 offices in more than 40 countries. The network’s combined annual sales topped $128 billion. The combined global networks of Christie’s, and Christie’s International Real Estate, both market leaders in the sale of luxury goods, create a world-class showcase for distinguished real estate. No other network offers this level of international visibility to proven buyers of high-value property.

News from the Christie’s Network

Jackson Hole Real Estate Associates named Global Affiliate of the Year: “This year, Small is Mighty.”

With those words, I announced Jackson Hole Real Estate Associates as the Christie’s International Real Estate Affiliate of the Year for 2011 in London last month. Your trusted property advisors in Jackson, your friends, and your neighbors were duly recognized worldwide for excellence in marketing and client service.

Affiliate of the Year is the highest honor bestowed to brokerages in the Christie’s International Real Estate global network.  Deserving semi-finalists this year hailed from Jupiter Island and Boca Raton, Florida; Lugano and Ticino, Switzerland; Stockholm, Sweden; Montreal, Canada; Atlanta, Georgia; and Washington, D.C.

Among the contenders for the award was the esteemed firm of Hilton & Hyland in Beverly Hills, California, which achieved the network’s top sale of Candy Spelling’s estate to Formula One heiress Petra Ecclestone for $85 million this summer. Jeffrey Hyland was among the first to congratulate the Partners and Brokers of Jackson Hole Real Estate Associates on their company’s success.

Jackson Hole Real Estate Associates would be honored to support you in the purchase of your next important property or the careful sale of your distinguished home.  I am confident that the company and its brokers will provide you with the expert, trusted advice and customer service together with the worldwide marketing excellence of luxury residential property, which distinguishes Christie’s International Real Estate.

Neil P. Palmer, MRICS
Chief Executive Officer

We hope this report has given you a snapshot of market trends and, as always, we would be glad to discuss them further with you.  If you plan to list your property this fall, would like a more detailed analysis of specific areas, back issues of The star valley Report, or a professional Realtor to represent you in your next real estate transaction, please call or email one of the numbers below or write to PO Box 3225, Alpine, WY. 83128.  Your “locally owned and operated” Real Estate Company is located at 181 US Hwy. 89 in Alpine, and at 235 S. Main Street in Thayne. You can also email us for more information at info@jhrea.com.

Sincerely,

Jackson Hole Real Estate Associates LLC.
Alpine Branch
email: info@jhrea.com
www.starvalleyreport.com
Alpine – 307.654.7575
Thayne – 307.883.7575
toll-free – 877.654.7575

* Overall means everything either sold or on the market in all of Star Valley, which includes homes, lots, condos, commercial, farm/ranch and multi-family.

* All statistics are supplied by sources that have been deemed reliable but are not guaranteed.

* All statistics quoted in this newsletter are based on sales in 2011 compared to 2012.

* The value of any individual property may, and probably will, vary from the average indicated in these graphs.

* Median sale price is the cost of a property that has an equal number of similar properties above and below it on the price scale.

* Average sale price is the total combined dollar volume divided by the number of sales.

* This report is published and updated twice a year. Because of our fast moving market most of the statistics in this report are obsolete within two weeks. Therefore, you should not rely on this report to determine the value of a property, instead call me for a free market analysis.

© Copyright 2004 – 2012 by Jackson Hole Real Estate Associates LLC. All rights reserved. No part of this publication may be reproduced or transmitted in any form or by any means without explicit written permissionfrom Jackson Hole Real Estate Associates, LLC.