Section 01
City identity
- What draws Airbnb guests
- Jackson Hole attracts guests for its world-renowned ski slopes, particularly at Jackson Hole Mountain Resort, and unparalleled natural beauty with nearby Yellowstone and Grand Teton National Parks.
- Why this city, not the next one
- Visitors often choose Jackson Hole over Aspen or Vail due to its more rugged, authentic experience and the challenging terrain offered by its ski resorts.
- Primary tourism type
- Jackson Hole is primarily a ski destination but is also popular for outdoor adventure and national park tourism.
- How tourism has shifted
- Tourism in Jackson Hole has seen a steady increase over the past five years, driven by its reputation as a premier ski destination and increasing summer outdoor activities.
Section 02
Who visits — and what they want
The visitor profile is split between domestic and international tourists, predominantly affluent families and adventure-seeking professionals in their 30s and 40s.
- Typical stay length
- Weekends for domestic travelers; 5-7 nights for international guests.
- Top source nationalities
- United StatesCanadaUnited KingdomAustraliaGermany
- Most-valued amenities
- Ski-in/ski-out accessHot tubFireplaceFully equipped kitchen
Section 03
What drives bookings
Highest-converting attractions
- Jackson Hole Mountain Resort
Ensures high occupancy during ski season, with peak ADR for ski-in/ski-out properties.
- Grand Teton National Park
Boosts summer occupancy, especially for properties with scenic views.
- Yellowstone National Park
Draws international visitors, enhancing ADR during summer months.
- National Museum of Wildlife Art
Attracts cultural tourists year-round, often influencing longer stays.
High-traffic neighborhoods
Annual events that move occupancy
- Jackson Hole Rendezvous Festival· March
Drives peak occupancy and ADR, especially in centrally located properties.
- Grand Teton Music Festival· July-August
Attracts cultural tourists, increasing summer occupancy and ADR.
- Jackson Hole Fall Arts Festival· September
Encourages fall visitation when ski traffic is low, boosting ADR temporarily.
- Sporting events, trade fairs, conferences
- Recurring events like the Jackson Hole Economic Symposium in August draw a substantial number of international business travelers, pushing ADR and occupancy higher in late summer.
Section 04
Month-by-month seasonality
January
highHigh demand due to peak ski season; ideal for maximizing nightly rates.
February
peakContinued peak ski season ensures high occupancy and ADR.
March
highSki season remains robust as spring break travel picks up.
April
mediumSki season winds down, but still some demand from late-season skiers.
May
lowShoulder season with snowmelt; good time for maintenance.
June
mediumStart of the summer season with increased visitation to national parks.
July
highSummer peak with heavy traffic to national parks and festivals.
August
highContinued summer tourist traffic and conference events sustain demand.
September
mediumArt festival boosts demand in early fall, especially around Jackson.
October
lowQuiet period; good for maintenance and strategic pricing discounts.
November
mediumPre-ski season bookings start as resorts prepare to open.
December
peakHoliday season draws family vacations and skiers, maximizing ADR.
- Best months for occupancy
- December to March
- Best months for pricing
- January, February, December
- Weakest months
- April, October, November
- Shoulder seasons
- May and October offer opportunities for lower pricing or guest engagement activities.
- Weather impact
- Severe winter storms can impact transportation, while dry summers may reduce river activities.
- School holiday impact
- Winter and spring breaks significantly increase family travel, affecting demand and occupancy.
Section 05
Short-term rental regulations
Jackson Hole has limited local regulations on short-term rentals, but high community interest in regulating further.
- Licensing & registration
- A Lodging Tax License is required to operate a short-term rental in Teton County.
- Primary residence rules
- No primary residence rule currently enforced, but local discussions continue.
- Zoning / building rules
- Zoning restrictions are neighborhood-specific, particularly in areas closer to national parks or ski resorts.
- Tax obligations
- Hosts must collect and remit a 3% state sales tax plus a 5% lodging tax on rentals.
- Compliance challenges
- Regulatory nuances and potential future restrictions make compliance a moving target.
- Recent legal changes
- Recent talks of imposing stricter zoning and rental limitations to curb over-tourism impacts.
- Future regulatory risks
- Possible increase in local tax rates or new regulatory schemes targeting high-density rental zones.
Section 06
Neighborhood breakdown
10 neighborhoods relevant to short-term rental in Jackson Hole. Each entry sketches the typical guest, property type, rates and 12–36 month outlook.
Teton Village
- Who stays
- Mostly affluent families and ski enthusiasts looking for direct ski access.
- Best property type
- Ski-in/ski-out chalet
- Typical ADR
- $500 – $1,000
- Typical occupancy
- 70–85%
- Advantages
- Proximity to Jackson Hole Mountain Resort lifts and high-end dining.
- Disadvantages
- Premium price point and high competition limit offseason rentability.
- Investor appeal
- High ADR potential with ski-in/ski-out amenities attracts high net-worth individuals.
- Guest appeal
- Quick access to slopes and luxury amenities for a seamless ski holiday experience.
12–36 month outlook
Ongoing infrastructure projects might improve summer ingress, benefiting occupancy.
Jackson Town Square
- Who stays
- Couples and families interested in year-round shopping, dining, and cultural activities.
- Best property type
- 1BHK apartment
- Typical ADR
- $300 – $600
- Typical occupancy
- 65–80%
- Advantages
- Central location with access to dining and cultural events.
- Disadvantages
- Parking can be challenging during high season.
- Investor appeal
- Consistent year-round demand thanks to a mix of seasons and events.
- Guest appeal
- Walkability to shops, restaurants, and galleries.
12–36 month outlook
Planned public transport improvements will enhance accessibility.
Wilson
- Who stays
- Nature-focused travelers looking for a more rustic stay and summer outdoor activities.
- Best property type
- Cabin
- Typical ADR
- $250 – $450
- Typical occupancy
- 60–75%
- Advantages
- Close to outdoor summer activities and artisanal local markets.
- Disadvantages
- Further from ski lifts, impacting winter occupancy.
- Investor appeal
- Emerging market appeal with potential for growth during non-ski seasons.
- Guest appeal
- Quiet, quaint environment close to nature spots and hiking trails.
12–36 month outlook
Local community efforts to promote year-round tourism could boost stays.
Moose Wilson Road
- Who stays
- Outdoor adventure seekers using this as a base for Teton Park expeditions.
- Best property type
- Luxury cabin
- Typical ADR
- $400 – $800
- Typical occupancy
- 68–82%
- Advantages
- Proximity to Teton parks and scenic beauty.
- Disadvantages
- Limited commercial amenities nearby, necessitating longer drives for essentials.
- Investor appeal
- Strong appeal to eco-conscious travelers thanks to its natural setting.
- Guest appeal
- Fantastic views and quick access to hiking trails.
12–36 month outlook
Preservation efforts dominate, potentially limiting construction but maintaining property values.
Snow King Mountain
- Who stays
- Budget-conscious families and beginner skiers coming for a quieter experience.
- Best property type
- 2BHK condo
- Typical ADR
- $200 – $400
- Typical occupancy
- 60–78%
- Advantages
- More affordable ski options and a less crowded ski area.
- Disadvantages
- Less prestige compared to other ski areas; distance from main resort action.
- Investor appeal
- Lower entry costs with steady demand make this an accessible investment option.
- Guest appeal
- Family-friendly slopes and community events offer a relaxed vibe.
12–36 month outlook
Continued development might unite amenities with Jackson more seamlessly.
East Jackson
- Who stays
- International tourists looking for budget-friendly lodgings near town amenities.
- Best property type
- Studio apartment
- Typical ADR
- $150 – $300
- Typical occupancy
- 55–70%
- Advantages
- Relatively more affordable with access to local dining.
- Disadvantages
- Distance from ski slopes limits winter appeal.
- Investor appeal
- Lower costs with potential for conversion to mid-range offerings.
- Guest appeal
- Closer to hospital and practical amenities for longer stays.
12–36 month outlook
Growing appeal for those looking to bypass resort prices.
Kelly
- Who stays
- Independent travelers and nature lovers exploring nearby parks and wildlife areas.
- Best property type
- Cottage
- Typical ADR
- $180 – $350
- Typical occupancy
- 50–68%
- Advantages
- Close to nature areas and wildlife views offer tranquil stays.
- Disadvantages
- Remote, with limited services or supplies nearby.
- Investor appeal
- Unique property market with clear differentiation from ski focus.
- Guest appeal
- Rustic charm and natural beauty provide serene experiences.
12–36 month outlook
Future tourism strategies may enhance access without impacting the environment.
Rafter J Ranch
- Who stays
- Families and retirees seeking quiet and community-centric accommodations.
- Best property type
- 3BHK house
- Typical ADR
- $300 – $450
- Typical occupancy
- 58–75%
- Advantages
- Proximity to Jackson community resources and schools heavily favors family stays.
- Disadvantages
- Lack of direct access to resorts and national park attractions.
- Investor appeal
- Consistent local scene with community-focused development efforts.
- Guest appeal
- Ample space and family-focused accommodations in residential settings.
12–36 month outlook
Urban growth predictions suggest possible uptick in demand.
Aspens
- Who stays
- Golfers and guests seeking upscale vacation settings without direct skiing emphasis.
- Best property type
- Luxury condo
- Typical ADR
- $350 – $600
- Typical occupancy
- 60–77%
- Advantages
- Proximity to golf courses and fine dining enhances off-season appeal.
- Disadvantages
- Not directly linked to ski terrain, reducing winter peak potential.
- Investor appeal
- Continuous upscale development caters to year-round affluent visitors.
- Guest appeal
- Second-to-none gastronomic experiences and peaceful environment.
12–36 month outlook
Stable demand driven by affluent demographic interest year-round.
South Park
- Who stays
- Adventurous types and campers using Jackson as a hub for expeditions.
- Best property type
- RV setup / Tiny house
- Typical ADR
- $100 – $300
- Typical occupancy
- 45–65%
- Advantages
- Affordable entry into the bedrock of natural wonders tourism.
- Disadvantages
- Limited amenities and distance from urban conveniences reduce appeal.
- Investor appeal
- Emerging market with potential to leverage eco-travel post-COVID trends.
- Guest appeal
- Great opportunities to explore deeper regional natural attractions.
12–36 month outlook
Local government initiatives seek to develop better eco-tourism circuits.
Section 07
Market performance
City-wide ADR
$400
Occupancy
67–80% annual average
Typical annual revenue
$60,000 – $90,000 for well-located units
- Revenue across neighborhoods
- Teton Village and Jackson Town Square perform highest on revenue, while South Park and Kelly lag due to underdeveloped infrastructure.
- Revenue across property types
- Luxury ski chalets provide highest annual yield, while studios and cabins fill budget niches.
- Most profitable categories
- Ski-in/ski-out chalets in Teton Village deliver the strongest ROI due to direct slope access.
- Oversupplied categories
- Mid-tier 2BHK properties without ski-access tensions are oversupplied.
Section 08
Competition
- Overall intensity
- Medium to high, as Jackson Hole competes with other high-profile ski locations year-round.
- Active listings
- Approximately 2,000 active listings as of late 2023.
- Luxury segment
- Strong luxury segment due to aspirational skiing market and affluent tourist base.
- Budget segment
- Less competitive, with majority of tourists seeking mid- to high-end experiences.
Underserved niches
- Pet-friendly accommodations
- Eco-friendly lodging
- Affordable student/backpacker lodging
- Extended-stay options
Section 09
Local operating costs
- Cleaning
- Cleaning costs range around $150–$250 per turnover due to high service demand.
- Laundry
- Laundry services are typically outsourced at $2 per pound or put into property management fees.
- Utilities
- Monthly utility bills average $200–$400 depending on property size.
- Internet
- Standard high-speed internet costs around $75–$120 per month.
- Property management
- Avg. 15–25% of rental income for property management services, inclusive of basic services.
- Maintenance
- Regular maintenance expects to hit $1,000 annually, with more extensive repairs impacting budgets further.
- Insurance
- Vacation rental insurance policies are vital, cost ranging from $1,500 – $3,000 annually.
Section 10
What local guests expect
- Parking
- Sufficient parking is essential, with many opting for properties that offer garage access.
- Air conditioning
- Air conditioning is less critical but appreciated in summer months for added comfort.
- Heating
- Proper heating systems and fireplaces are expected features due to cold winters.
- Public transport access
- Guests value proximity to shuttle services and free buses when navigating the area.
- Workspace
- Digital nomad friendly workstations are welcome due to potential extended stays during ski season.
- Balcony
- Scenic views from balconies significantly add to guest appeal and pricing potential.
- Pool
- Pool or hot tub access highly enhances the winter and après-ski experience.
- Family amenities
- Crucial for family bookings include cots, high chairs, and extra sleeping arrangements.
- Luxury expectations
- High-end finishes and added extras, like concierge services, elevate guest satisfaction.
Section 11
Transport & connectivity
- Airport impact
- Jackson Hole Airport is just 15 minutes from downtown, influencing bookings in nearby neighborhoods like Teton Village.
- Rail
- No direct rail service to Jackson Hole, requiring guests to rely on cars and shuttles.
- Public transit quality
- Limited but functional public transport focused around the Skyliner and START bus networks.
- Walkability
- High downtown walkability; further out locations become vehicle dependent.
- Car dependency
- Car rentals or personal vehicles are favored, especially for excursions outside of ski areas.
- Future infrastructure
- Plans for improved road access and potential shuttle services could reshape transport dynamics slightly.
Section 12
Investment angle
- Best neighborhoods for investors
- Teton VillageJackson Town SquareWilson
- Fastest-growing
- South ParkEast JacksonAspens
- Luxury opportunities
- Teton Village remains ripe for luxury investment thanks to continued global interest in high-end skiing experiences.
- Budget opportunities
- East Jackson presents potential for budget accommodations for non-ski tourists or summer park visitors.
- Key risks
- High entry costs and seasonal fluctuations in demand create financial exposure for ill-prepared investors.
Section 13
Local risks
- Noise & community
- Local ordinances limit noise after 10 PM to maintain community satisfaction.
- Tourist taxes
- A 3% sales tax to be known and a 5% local lodging tax significantly affect profitability.
- Housing shortage debate
- Concerns around STRs exacerbating housing shortages could influence future regulations.
- Regulatory uncertainty
- Shifting community sentiment may push for greater restrictions on short-term rentals in town.
- Crime considerations
- Low crime rate, but increased tourist density can elevate petty theft risks.
- Environmental risks
- Winter travel sometimes affected by severe snowstorms, impacting guest communication and access.
- Seasonality risks
- Seasonal demand fluctuations require strategic management to sustain income.
Section 14
Future outlook
- Tourism forecast
- Continued growth in visitor numbers driven by both winter sports and summer park activities is expected over the next few years.
Infrastructure projects in the pipeline
- Expanded runway at Jackson Hole Airport· ETA 2024
Will increase capacity for tourist influx, improving accessibility.
- Downtown street enhancement project· ETA 2025
Will boost pedestrian traffic and enhance Jackson Town Square's visitor experience.
- Major developments
- Upcoming public spaces are being developed downtown, increasing attraction potential for year-round stays.
- Upcoming regulations
- Probable introduction of strict zoning laws in residential areas to manage short-term rental growth.
- Economic factors
- Local economic stability is buoyed by tourism and potential for expanded flight routes.
Section 15
Jackson Hole as a ski destination
Ski Accessibility
Jackson Hole is renowned for its challenging skiing terrain, catering particularly to advanced and expert skiers. The iconic Jackson Hole Mountain Resort provides ski-in/ski-out accommodation options which can significantly enhance an Airbnb's appeal and profitability. Properties here achieve higher ADR thanks to the direct access to the slopes. However, host expenses for maintaining these properties can be elevated due to demand for premium amenities like heated boot rooms and hot tubs. Hosts must assess the balance between investment and return in ski-focused improvements.
Winter Occupancy Strategies
Winter months, particularly January to March, are peak times for Jackson Hole Airbnb listings. To maximize revenue during this high-demand period, dynamic pricing is essential. Offering specialized experiences or services, like ski lessons or gear rentals, can provide an edge over the competition. Planning for potential weather-related disruptions is also critical, as snowstorms can impact guest arrivals and departures, necessitating flexible check-in policies.
Summer Transition
While winter is the primary draw, summer in Jackson Hole offers a burgeoning opportunity for Airbnb hosts. Proximity to natural landmarks such as Grand Teton and Yellowstone Parks shifts the visitor focus from skiing to hiking, wildlife watching, and nature excursions. Properties can maintain solid occupancy levels by promoting seasonal attractions and updating amenities to cater to summer guests, such as outdoor seating areas, grilling facilities, and nature-based activity packages.
Après-Ski and Neighborhood Dynamics
Après-ski culture is an integral aspect of Jackson Hole's allure, influencing both guest expectations and neighborhood prominence. Teton Village offers high-energy gathering spots post-skiing, alluring younger, affluent vacationers. Meanwhile, quieter neighborhoods like Wilson and Moose Wilson Road cater to families seeking tranquillity. Investing in properties that are adjacent to popular après-ski venues can increase property desirability, and thus, revenue potential.
Section 16
Jackson Hole-specific insights
The questions a local consultant would answer. Everything below is city-specific — none of it would apply to a neighbouring market.
How does snow reliability in Jackson Hole affect Airbnb bookings?
The consistent snowfall during winter enhances Jackson Hole's reputation as a prime ski destination, significantly boosting bookings and allowing for higher ADRs throughout the snowy months.
What makes Teton Village a stand-out location for Airbnb investment in Jackson Hole?
Teton Village's ski-in/ski-out properties command premium rates due to their proximity to slopes, making it a prime location for lucrative Airbnb investments.
Why should investors be wary of seasonal demand in Jackson Hole?
Due to the strong seasonal variance, with peaks in winter for skiing and summer for national park activities, investors must be strategic in pricing and marketing to maintain steady income.
How are infrastructure developments likely to impact Jackson Hole's short-term rental market?
Improvements in airport capacity and downtown amenities will likely increase accessibility and attractiveness, potentially raising visitor numbers and easing traffic, benefiting occupancy rates.
What are the benefits of listing a property near Jackson Town Square?
Properties in Jackson Town Square attract year-round visitors thanks to convenience and accessibility to local businesses, enhancing off-peak rental potential.
What competitive challenges do Airbnb hosts face in Jackson Hole?
Hosts face competition from both luxury ski resorts and traditional accommodations, necessitating high service levels and unique features to differentiate.
What environmental risks should hosts in Jackson Hole prepare for?
Hosts should be prepared for severe winter storms that can affect guest travel plans and onsite operations, by implementing robust communication strategies for weather-related updates.
How do local regulations currently impact short-term rentals in Jackson Hole?
While existing regulations are not overly strict, community pressure for enforceable limits could result in future occupancy caps or zoning adjustments.
What amenities are most likely to increase an Airbnb property's appeal in Jackson Hole?
Ski-in/ski-out access, hot tubs, fireplaces, and scenic views are top-requested amenities by visitors to Jackson Hole, enhancing both appeal and ADR.
Which neighborhoods offer the greatest potential for ROI in Jackson Hole?
Teton Village and Jackson Town Square are top neighborhoods for ROI, benefiting from high demand and premium pricing during peak ski season.
What unique challenges do Jackson Hole hosts face during the shoulder seasons?
During shoulder seasons, decreased tourism requires clever marketing strategies and possibly bundle deals with local attractions to maintain occupancy.
How do Jackson Hole's ski and summer tourist seasons compare?
Winter season is more lucrative, driven by high ADRs and occupancy from ski tourism, while summer sees stable occupancy from national park visitors despite generally lower ADRs.
What type of Airbnb properties perform best during summer in Jackson Hole?
Properties near hiking trails, with views of Grand Teton National Park, are popular among summer tourists seeking adventure and nature experiences.
How is the local community's stance on Airbnb evolving in Jackson Hole?
As more residents voice concerns regarding housing pressures, there is a noticeable push towards regulatory conversations aimed at balancing tourism with local needs.
Why might Jackson Hole be preferred over Aspen or Vail for tourists?
Tourists often choose Jackson Hole for its genuine wilderness experience and challenging ski slopes, which are less commercialized than those in Aspen or Vail.
What role does guest amenity feedback play in Jackson Hole's Airbnb market?
High-level service and well-considered amenities greatly influence guest reviews, impacting a property's occupancy and ranking on the platform.
How does car dependency affect Airbnb stays in Jackson Hole?
Car dependency is essential for accessing remote tourist locations, with most guests favoring properties that offer convenient parking or garage facilities.
What impacts do national parks have on Airbnb occupancy rates in Jackson Hole?
Proximity to Grand Teton and Yellowstone National Parks significantly boosts summer demand, adding stability to what might otherwise be a ski-centric market.
How might future infrastructure changes in Jackson Hole affect Airbnb investments?
Enhancements to transportation and town facilities will likely increase tourism capacity, offering potentially higher occupancy rates and ADR.
What is the impact of the Jackson Hole Economic Symposium on Airbnb bookings?
This high-profile event attracts international business clientele, resulting in a boost in demand during late summer, often allowing hosts to charge premium rates.
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