Wyoming landlord guide — Jackson Hole, wealthiest county in the US (21 yrs), Grand Teton & Yellowstone gateway, avg home price >$5M, severe workforce housing crisis, 43% of workers commute & Wyo. Stat. §§ 1-21-1001–1211
🏛️ County Seat: Jackson 💰 Avg Per Capita Income: ~$532,903 (#1 in US) 🏔️ Avg Home Price: >$5 Million
Teton County is the most economically extreme county in the United States. For 21 consecutive years, it has ranked as the wealthiest county in America by per capita income, with an average per capita income estimated at approximately $532,903 in 2024 — nearly double that of the second-ranked county. The source of this wealth is not wages: 77% of Teton County residents’ income derives from investment income, not wages, placing it among the very bottom of all U.S. counties in the share of wage-based income. The county is home to Grand Teton National Park and serves as the southern gateway to Yellowstone National Park; its iconic peaks, fly fishing, skiing at Jackson Hole Mountain Resort, and Wyoming’s ultra-wealthy tax environment (no income tax, no corporate tax, no inheritance tax) have made it the preferred domicile for an extraordinary concentration of American and global wealth. Average home prices exceed $5 million. Rental listings regularly appear at $4,000–$6,000+ per month for market-rate units.
The consequences for ordinary workers are severe and well-documented. Approximately 43% of Teton County’s workforce — more than 11,000 people — commute daily from outside the county (primarily from Lincoln County, Idaho, and Star Valley) because they cannot afford to live where they work. Workers earning $132,000 per year for a dual-income household have described being unable to afford housing in Jackson. The town and county have mounted one of the most active workforce housing programs in the American West, providing deed-restricted units and partnering with private developers, yet the supply of restricted housing falls thousands of units short of demand. For landlords, this context defines the market: those who own rentable residential property in Teton County possess an extraordinarily scarce and sought-after resource.
All residential landlord-tenant matters in Teton County are governed by Wyoming Statutes §§ 1-21-1001 through 1-21-1211. Eviction actions (Forcible Entry and Detainer / FED) are filed in the Ninth Judicial District Court in Jackson. No rent control exists anywhere in Wyoming. No just-cause eviction requirement applies.
~23,000 residents; ~26,000 total workforce (43% commute in)
Avg Per Capita Income
~$532,903 (21 consecutive years #1 in US)
Avg Home Price
>$5 million (median price ~$2.2 million)
Market Rent (2-BR)
~$4,172/month average; range $3,000–$6,000+
Major Employers
Hospitality/tourism (Jackson Hole Mountain Resort, dozens of hotels & restaurants), St. John’s Medical Center, Teton County School District, county & federal government (NPS Grand Teton, USFS), real estate & financial services, construction
Protected Land
97% of county land — national parks, wilderness, conservation easements
Rent Control
None (Wyoming state law)
Landlord Rating
9/10 — extreme scarcity of rental supply, extraordinarily high rents, year-round tourism demand; active workforce housing program creates deed-restricted alternatives
⚖️ Eviction At-a-Glance (Wyoming)
Nonpayment Notice
3-Day Notice to Pay or Quit
Lease Violation (curable)
3-Day Notice to Cure or Quit
Illegal Activity / Non-curable
3-Day Unconditional Notice to Quit
Month-to-Month Termination
30-Day Written Notice (1 full rental period)
Court Action
Forcible Entry & Detainer (FED) — District Court
Court
Ninth Judicial District Court, Teton County
Courthouse Address
180 S. King St, 2nd Floor, Jackson, WY 83001
Court Phone
(307) 733-2533
Mailing Address
PO Box 4460, Jackson, WY 83001
Court Hours
Mon–Fri 8:00 a.m.–5:00 p.m. (Mountain Time)
Eviction Enforcement
Sheriff only (Writ of Restitution required)
Teton County Local Ordinances & Landlord Rules
Local and county rules that apply alongside Wyoming state law
Category
Details
Short-Term Rentals (STR)
Short-term rental regulation in Teton County and the Town of Jackson is one of the most consequential issues in local housing policy. The town and county have implemented restrictions on new short-term rentals in residential zones, given that vacant second homes and STR units directly reduce the residential housing stock available to workers. As of recent regulations: new short-term rental permits in most residential zones within the Town of Jackson are restricted or prohibited. Existing permitted STRs may continue under their existing permits. County unincorporated areas have their own zoning rules. Landlords considering STR conversion should contact Teton County Planning (& Town of Jackson Planning) directly before proceeding — regulations in this area have changed significantly in recent years and continue to evolve. Wyoming lodging tax applies to STR gross revenue (5% state + local). Given market-rate rents already at $4,000+/month, long-term residential rental is economically compelling without the STR premium in most Jackson Hole scenarios.
Rent Control
None. Wyoming has no rent control anywhere in the state, and Teton County has no local rent stabilization ordinance. Month-to-month rent increases require one full rental period’s written notice. Market-rate rents in Jackson have been among the fastest-rising in the American West over the past decade. The median income a household needs to afford the average two-bedroom market rent without being cost-burdened (spending >30% of income) is approximately $167,000/year in Teton County — a threshold most workers serving the local economy cannot reach through wages.
Security Deposit
No statutory cap in Wyoming. Must disclose in writing if any portion is nonrefundable. Return within 30 days of termination/eviction OR 15 days after receiving tenant’s forwarding address (whichever later). Extended by 30 days if damages. No interest required. Utility deposits: return within 10 days. In the Teton County market, collecting 1.5–2 months’ rent deposit is standard and reasonable given the extraordinarily high replacement cost of lost rent during vacancy in this market.
Workforce Housing Program
The Jackson/Teton County Housing Department operates one of the most active workforce housing programs in the American West. Deed-restricted affordable and workforce rental units require: (1) tenant must work in Teton County for a minimum number of hours annually; (2) unit must be the tenant’s primary residence (occupied minimum 10 months/year); (3) tenant may not own other residential real estate within 75 miles. If you own a deed-restricted unit that participates in the Town or County workforce housing program, your lease and tenant qualification requirements are governed by the Housing Department Rules and Regulations as well as Wyoming state landlord-tenant law. Contact the Jackson/Teton County Housing Department before making any decisions about lease termination, rent increases, or evictions affecting deed-restricted units. Free-market (non-deed-restricted) residential rentals are subject only to Wyoming state law.
The Second Home Problem
2,136 residential units in Teton County sit vacant — owned by ultra-wealthy absentee second-homeowners who use them periodically and leave them empty the rest of the year. This vacancy rate, applied to a county with a severe workforce housing shortage, represents one of the most extreme supply-demand mismatches in American real estate. For landlords who actually rent their properties, this context means perpetual demand: a qualified workforce tenant who finds a long-term rental in Jackson Hole will be strongly incentivized to renew, as finding comparable housing at comparable price is genuinely difficult. Good tenants in Teton County, once secured, tend to stay.
Seasonality & Tourism Economy
Teton County’s economy has two major seasons: summer (Grand Teton and Yellowstone tourism, June–September) and winter (Jackson Hole Mountain Resort ski season, December–March). The shoulder seasons (spring, fall) are significantly slower. The county’s employer base is dominated by hospitality — hotels, restaurants, ski resort, guide services, retail — alongside stable year-round employers (St. John’s Medical Center, Teton County School District, federal agencies, county government). For landlords, distinguishing between seasonal hospitality workers and year-round workers is critical: seasonal workers may need month-to-month or seasonal lease structures; year-round workers (healthcare, teachers, government, resort management) are the target for stable 12-month residential tenancies.
Wyoming FED Eviction Process
Evictions are Forcible Entry and Detainer (FED) proceedings filed in the Ninth Judicial District Court (180 S. King St, 2nd Floor, Jackson). After serving appropriate notice, the landlord files a FED complaint. Upon judgment, the court issues a Writ of Restitution. Only the Teton County Sheriff’s Office may enforce the eviction. No self-help eviction, lockout, or utility shutoff permitted. Domestic violence is an affirmative defense to eviction. For deed-restricted housing department units, consult the Housing Department before filing any eviction action.
No Income Tax
Wyoming’s no-income-tax policy is one of the reasons ultra-wealthy individuals choose Teton County for primary domicile. For working tenants, the absence of state income tax meaningfully increases take-home pay — a relevant factor when evaluating tenant income for housing affordability purposes. A nurse earning $85,000 in Wyoming takes home more than the same nurse earning $85,000 in Colorado, California, or New York.
Wyo. Stat. §§ 1-21-1001–1016 (Forcible Entry & Detainer) and 1-21-1201–1211 (Residential Rental Property) — notice requirements and landlord rights applicable in Teton County
⚡ Quick Overview
3
Days Notice (Nonpayment)
3 (all violations)
Days Notice (Violation)
14-30
Avg Total Days
$$70
Filing Fee (Approx)
💰 Nonpayment of Rent
Notice Type3-Day Notice to Pay Rent or Quit
Notice Period3 days
Tenant Can Cure?Yes - tenant can pay all rent within 3-day notice period to stop eviction
Days to Hearing3-10 (summons sets return day for hearing; typically within days of filing) days
Days to Writ0-30 days after judgment (court determines; Writ of Restitution issued) days
Total Estimated Timeline14-30 days
Total Estimated Cost$150-350
⚠️ Watch Out
3-day notice for nonpayment. No statutory grace period. Very landlord-friendly state with fast process. Notice must be in writing and left with tenant in person or at usual place of abode. After 3 days, landlord files FED complaint with circuit court ($70 filing fee). Summons sets return day (hearing date). If landlord wins: court issues Writ of Restitution giving tenant 0-30 days to vacate (court discretion - better chance of more time if tenant attends trial). If tenant doesn't attend = likely immediate writ. After writ: only sheriff can physically remove. Landlord can remove property and leave it outside after sheriff executes writ. No statutory cap on security deposits. Lease must state if any deposit portion is nonrefundable. Safe Homes Act: DV victims can break lease with 30 days notice + protection order.
Serve the required notice based on the eviction reason (nonpayment or lease violation).
Wait for the notice period to expire. If tenant cures the issue (where allowed), the process stops.
File an eviction case with the Circuit Court - Forcible Entry and Detainer (WS § 1-21-1001 to 1-21-1016). Pay the filing fee (~$$70).
Tenant is served with a summons and has the opportunity to respond.
Attend the court hearing and present your case.
If you prevail, obtain a writ of possession from the court.
Law enforcement executes the writ and removes the tenant if necessary.
⚠️ Disclaimer: This page provides general information about Wyoming eviction laws and does not constitute legal advice.
Eviction procedures can vary by county and may change over time. Local jurisdictions may have additional requirements or tenant protections.
For specific legal guidance, consult a qualified Wyoming attorney or local legal aid organization.
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⚠️ Disclaimer: These calculations are estimates based on state statutes and typical court timelines. Actual results vary by county, court backlog, and case specifics. Always verify current requirements with your local courthouse. This is not legal advice.
Jackson Hole — US’s wealthiest county 21 years running. Grand Teton & Yellowstone gateway. Avg home price >$5M. Market rent 2-BR avg $4,172/mo. 43% of workers commute in from Idaho/Lincoln Co. 97% land protected. STR restrictions in town zones. Active workforce housing program. Mountain Time. FED in 9th District Court. No deposit cap. No rent control. No WY income tax. Sheriff enforces.
Teton County
Screen Before You Sign
Best profiles: St. John’s Medical Center clinical staff (year-round, stable), Teton County SD teachers/staff, county/federal government employees (NPS, USFS), resort management & full-time resort staff. For hospitality workers: verify year-round vs. seasonal status — prefer year-round. Income at 3x rent (note: 3x $4,000/mo = $144K+ HHI, very high bar — verify carefully). Good tenants here stay long — use 12-month leases. Deed-restricted unit? Contact Housing Department before any eviction action.
A Landlord’s Guide to Renting in Teton County, Wyoming
There is no rental market in Wyoming like Teton County, and there may be no rental market in America quite like it. Teton County is, simultaneously, the wealthiest county in the United States by per capita income — a position it has held for 21 consecutive years — and the site of one of the most severe workforce housing crises in the country. These two facts are not contradictions; they are the same phenomenon viewed from different angles. The extraordinary concentration of ultra-wealthy residents, second-home owners, and global investors that has made Teton County the home of $5 million average property values has also made it literally impossible for the nurses, teachers, plow drivers, cooks, and ski patrol officers who make the community function to afford to live where they work. The result: more than 11,000 people — 43% of the county’s entire workforce — commute daily across Teton Pass or through the Snake River Canyon from Idaho or Lincoln County because Jackson Hole has priced them out.
The Scarcity Equation
Ninety-seven percent of Teton County’s land area is protected from residential development — encompassed by Grand Teton National Park, Yellowstone National Park, national forests, wilderness areas, and private conservation easements. This means that the buildable residential land is extraordinarily finite. New supply is almost impossible to create at scale: there is simply no land on which to build it that isn’t already protected. The result is a rental market governed by severe and permanent scarcity. For landlords who own rentable property in this market, this scarcity creates extraordinary pricing power. Average two-bedroom market-rate rents regularly exceed $4,000/month. A three-bedroom can approach or exceed $6,000. Vacancy rates for market-rate long-term rentals are essentially zero: a qualified tenant who loses their Teton County rental has no easy substitute available at any comparable price.
The Workforce Housing Program
The Town of Jackson and Teton County have developed one of the most sophisticated public-private workforce housing programs in the American West. Through a combination of deed-restricted affordable units, workforce units, accessory residential units, and public-private partnerships, the Housing Department manages hundreds of income- and employment-restricted units designed to keep essential workers living in the valley. For landlords who own deed-restricted units that participate in the Housing Department program, additional rules apply beyond Wyoming state law: tenant eligibility requirements (minimum hours worked in Teton County, primary residency requirement, no other residential property within 75 miles), and annual compliance verification. Rent increases on program units must comply with program guidelines. It is critical to understand whether your property is free-market or deed-restricted before making any leasing, rent, or eviction decisions.
Seasonal vs. Year-Round Tenants
Jackson Hole’s economy runs on two seasons — summer tourism (June–September) and ski season (December–March) — with shoulder seasons that are significantly slower. The hospitality workforce that serves these seasons includes both year-round professionals (resort management, food and beverage directors, experienced guides) and seasonal workers who come for one or two seasons and then leave. For landlords, identifying which category a prospective tenant falls into is the most important single screening question. Year-round workers in stable employment — St. John’s Medical Center nurses and physicians, Teton County School District teachers, county and federal agency employees, Jackson Hole Mountain Resort management staff — are the most desirable tenants and will pay premium rents for the security of a year-round lease. Seasonal workers are higher-risk for end-of-season vacancy, though they often pay well during their employment periods. Structure lease terms accordingly: 12-month leases for year-round workers; shorter-term arrangements with clear end-of-tenancy expectations for seasonal positions.
Teton County landlord-tenant matters are governed by Wyo. Stat. §§ 1-21-1001–1016 (Forcible Entry & Detainer) and 1-21-1201–1211 (Residential Rental Property). Nonpayment: 3-Day Notice to Pay or Quit. Lease violation (curable): 3-Day Notice to Cure or Quit. Illegal activity / non-curable: 3-Day Unconditional Notice to Quit. Month-to-month termination: 30-Day Written Notice. Security deposit: no statutory cap; must disclose if any portion nonrefundable; return within 30 days of termination/eviction or 15 days after receiving forwarding address (whichever later); extended 30 days if damages. No rent control. No just-cause eviction. No self-help eviction; no lockout; no utility shutoff. Sheriff-only enforcement. Domestic violence is affirmative defense to eviction. STR regulations: contact Teton County Planning and Town of Jackson Planning — restrictions apply in residential zones. Deed-restricted housing department units: contact Housing Department before any eviction or rent change. No WY state income tax. Court: Ninth Judicial District Court, 180 S. King St 2nd Floor, Jackson, WY 83001 (PO Box 4460); phone (307) 733-2533. Hours Mon–Fri 8am–5pm MT. Last updated: May 2026.
Disclaimer: This page provides general information about landlord-tenant law in Teton County, Wyoming and is not legal advice. Laws change frequently, and short-term rental regulations and workforce housing program requirements are subject to ongoing local policy changes. Always verify current requirements with a licensed Wyoming attorney and with Teton County/Town of Jackson planning and housing departments before taking legal action or making property management decisions. Last updated: May 2026.
