Teton Valley Real Estate Market Report | Q1 2022

WEST SID E OF THE TE TONS

Market Report First Quarter

2022

Teton County, Idaho — Q1 2022 Sales Volume Vs. Units Sold 20 0 9-202 1

SA L ES VO LU M E

U N ITS SO LD

U N I TS SO L D

$ 65 0 M

1 , 3 00

$ 60 0 M

1 , 200

$550M

1 , 100

$5 0 0 M

1 ,000

$450M

900

$400M

800

$350M

700

$300M

600

$250M

5 00

$ 20 0 M

4 00

$ 15 0 M

3 00

$10 0 M

20 0

$5 0 M

10 0 20 0 9

2010

2011

2012

2013

2014

2015

After two years of unprecedented growth, it might be time to rethink Teton Valley’s “Quiet Side of the Tetons” moniker.

While hindered by a shortage of listings for sale, the Teton Valley, Idaho and Alta, Wyoming market saw a 27% decline in transactions for Q1 2022 (214 sales in 2022 vs. 293 sales for the same period last year). At the same time, however, the market managed to outperform the first three months of 2021 in dollar volume by posting $118.2M in sales for Q1 2022 (or a 24.3% increase year over year).

Part of the disparate stats lies in the upper end of the Teton Valley market. While listings greater than $1M only accounted for 11.2% of all transactions (or 24 sales out of a total of 214 in Q1 2022), the greater-than-$1M market segment generated 42.5% of the overall dollar volume for

2017

2018

2019

2020

Sales Volume By Price Category

Y TD 202 1 VS. 202 2

YTD 202 1 VS. 202 2 YT D 2022

U N ITS SO LD

YTD 202 1

92

$ 60 M

202 1

the last three months.

Condo and townhome sales also stood out as a statistical outlier for Q1 2022. Not only were year-over-year transactions up 118.8% (or 35 transactions so far this year vs. 16 sales for the same period last year), but dollar volume in both Victor and Driggs for this market segment was also up substantially from 2021, due in part to the success of the new Moraine Square development in Driggs (and where 15 units sold in Q1 2022).

Vacant land sales, however, continue to define the Teton Valley market. While transactions dipped 36.5% in Q1 (or 134 transactions thus far in 2022 compared to 211 sales last year), the complementing dollar volume was up 10.4% to $47.9M.

Sales Volume By Area YT D 202 1

YTD 202 2

UNITS SOLD

$80M $70 M

$5 0 M 121

$60M

84

24

$4 0 M

Cover Property: #899VRN

2016

$ 50 M 83

$3 0 M

56

$40M 134

75

$20 M

237

36

40

$ 30 M

16

$ 20 M $ 10 M

$ 10 M 4

2

A LTA

VICTO R

D RIGGS

T ETO NIA

< $500K

$500K-$1M

>$1M

Land & Ranches

Featured Property: #MS2XZQ

Sales Volume By Area YTD 202 1 VS. 202 2 YT D 202 1

Y T D 2022

U N ITS SO LD

$50M $4 5 M $4 0 M $35M $30M

53

$25M $ 20 M

69 82

$ 15 M

47

56

32

$10 M $5 M

4

2

CUR R E N T A R E A STATS

At A Glance

ALTA

V I CTOR

DRIGGS

T E TO NI A

The 134 vacant land transactions for Q1 2022 generated more in sales volume ($47.9M) than all land sales recorded in the 2019 calendar year ($44.1M). Even more noteworthy is since the start of the Covid pandemic, more than 1,000 vacant parcels of land have traded hands in Teton Valley and Alta, Wyoming.

At present, there are only 132 vacant parcels of land for sale in Teton Valley and Alta, Wyoming (ranging in price from $72,900 to $15M).

While the land grab has driven the Idaho market for the last 24 months, lack of inventory once again is the driving force at play and will most likely shape the remainder of 2022.

Individual property values continue to climb.

The median land sale for the last 3 months (a 0.78-acre parcel outside of Victor that was listed for $199,000) is up 32.1% over Q1 2021 (a 2.5acre parcel outside of Tetonia listed for $145,000).

Number of Land & Ranch Sites Sold Q1 2022

% Change in Average Sales Price from Q1 2021

Q1 2022 Average Land & Ranch Sites Sale Price

Average Days on Market

134

+73.8%

$357,128

195

Condominiums/Townhomes

Featured Property: #KPZ6ZR

Fifteen of the 35 condominium and townhome sales in Q1 2022 occurred in the new Driggs

Sales Volume By Area

* excludes fractional units

Y TD 202 1 VS. 202 2

development of Moraine Square. The last unit

YTD 202 1

in this phase of the community is also under

YTD 202 2

UNITS SOLD

contract, and—based on the success of the initial release—subsequent phases are in the

$20 M

works.

The rapid absorption of these new units (where the sale prices were in the low-to-mid $400/sq.ft. range) reinforces the extreme demand in the entry-level regional housing market. At the end of Q1, only four condos or townhomes are on the market, and the opening

$1 8 M $16 M $14 M

12

$12 M $10 M

price point is $635,000 for a 2-bedroom, 1,000sq.ft. floor plan (or nearly $600/sq.ft.)

Originally built in 2007, the Sage Hen condominiums in Victor also illustrate the level of demand in this market segment. In March, 2021, a 2-bedroom, 1,100 sq.ft. unit sold for

$8 M $6 M $4 M

0

the same floor plan sold in the complex for

0

ALTA

$525,000 (or a 52.1% increase).

CU R R E N T A R E A STATS

7

9

$2 M

$345,000. Twelve months later, a unit with

At A Glance

13

0

VICTOR

DRIG G S

0

T E TO NI A

Number of Condominiums Sold Q1 2022

% Change in Average Sales Price from Q1 2021

Q1 2022 Average Condominiums Sale Price

Average Days on Market

35

+77.4%

$541,706

89

Single Family Homes

Featured Property: #9NZJGT

Sales Volume By Area YTD 2021 VS. 202 2 Y TD 2022

YT D 202 1

U N ITS SO LD

28 $24 M 21

$22M

14

$ 20 M $ 18 M $ 16M $ 14 M

16

$12M $ 10 M $8 M 6

$6M

4

$4 M $2M 0

0

CU R R E NT A R EA STATS

A LTA

At A Glance

“Absorption rate” in real estate is a calculation where the number of homes sold over a period of time is divided by the number of homes currently on the market. A general rule of thumb for the industry is an absorption rate greater than 20% indicates a “Seller’s Market.”

At the end of Q1 2022, the absorption rate for homes in Teton Valley had climbed to 55.2%, with only 29 homes listed for sale. If the climate for home buyers wasn’t challenging enough, only four of the 29 were listed at less than $1M (the average price for the homes on the market is more than $2M).

For Q1 2021, the median home sale was a 3-bedroom, 2,500-sq.ft. home on 2.5-acres in Tetonia that was listed for $710,000. One year later, the median home price in Teton Valley had grown to $829,00 (or a 16.8% increase for a 4-bedroom home on 0.4-acres in Victor).

VICTO R

D RIGGS

TETONIA

Number of Single Family Homes Sold Q1 2022

% Change in Average Sales Price from Q1 2021

Q1 2022 Average Single Family Home Sale Price

Average Days on Market

39

+42.1%

$1,198,126

163

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A lth o u gh th e fo rego ing data has been co m piled from sources deemed reliable, Jackson Hole Sotheby ’s Internationa l Rea l ty d o es n o t gu a ra ntee its authenticity. It is intende d for informational purposes only, is s ubject to prior sale, error, rev i si o n , a n d ca n ce l l a t i o n witho ut no tice, and sho uld be independently verified with the source of s uch information. Source d a ta is p rov i d e d by Teto n Board of Realto rs MLS for areas one throug h ten, and s upplemented with proprietar y sa l es d a ta fo r $ 0 sa l es. ® , ™ and SM are licensed tradem arks to Sotheby ’s International Realty Affiliates LLC. An Equal Opp o r t u n i ty Co mpa ny. Eq u a l H o using Oppo r tunity. J ackso n Hole Sotheby ’s International Realty is Independently Owned and Op e ra te d .