The Jackson, WY Real Cost of Living Report (2026)

Let’s get one thing straight: the Cost of Living Index (COLI) figure of 90.8 for Jackson is a statistical lie. It is a mathematical average that includes the surrounding rural areas of Teton County, which are significantly cheaper than the Town of Jackson itself. If you are moving here based on that number, you are walking into a financial minefield. The "comfort" level for a single earner is estimated at $61,934, but that assumes you have zero debt, no car payments, and a high tolerance for pain. In reality, this income places you on the knife's edge of survival in Jackson. "Comfort" in this town implies the ability to save for retirement while handling a $2.3 million median home price without having a panic attack. The disconnect between the reported median household income of $112,609 and the actual cost of a middle-class lifestyle here is the size of the Grand Canyon.

The Big Items

Housing: The Equity Trap and the Rental Void

Housing is not just the biggest expense in Jackson; it is a gatekeeping mechanism designed to filter out anyone without significant existing wealth or a high-yield remote salary. The median home price sits at a staggering $2,299,000. To afford that with a standard 20% down payment ($460,000) and a 7% mortgage rate, you are looking at a monthly principal and interest payment of roughly $12,200, plus property taxes and insurance pushing the total closer to $15,000. This requires a gross annual income of approximately $540,000. That is the math. If you aren't making half a million dollars a year, buying a median home here is a fantasy.

For buyers, the market is a frozen asset trap. Liquidity is low; inventory is choked by zoning restrictions and the sheer cost of construction labor (which is $100+ per hour for basic trades). You aren't buying a house for the shelter; you are buying it as a storage vessel for capital, hoping it appreciates faster than the cost of maintenance, which is astronomical due to the harsh winters.

Renters face a different, but equally brutal, reality. The data shows "None" for rent averages because the rental market is effectively non-existent for standard leases. If you find a 2-bedroom rental for under $4,000 a month, you either won the local lottery or the place has no heat. Most rentals are short-term vacation stays or "workforce housing" (dorm-style bunk beds) which are subsidized by employers. If you are a remote worker looking to rent, expect to pay $4,500 to $6,000 for a decent 2-bedroom, assuming you can find one. The competition is fierce, and landlords know they can nickel and dime you because you have nowhere else to go.

Taxes: The Teton County Bite

Wyoming markets itself as a tax haven, but the devil is in the details. You will see 0% state income tax and think you’ve hit the jackpot. Don't pop the champagne yet. The state makes its money on the back end through property taxes, specifically the "residential" classification which is taxed at 9.5% of its assessed value. However, the assessed value is capped at 9.5% of the market value, resulting in an effective tax rate of roughly 0.9% to 1.0% of the market value.

On a $2,299,000 home, that is an annual property tax bill of roughly $22,000. That is $1,833 a month just for the privilege of owning the land, before you pay the mortgage. Furthermore, Teton County has specific mill levies for school districts and emergency services that can fluctuate. While you save on income tax, the property tax bite is a fixed, bleeding wound. If you are coming from a state like California or New York with high income tax but lower property tax, you need to run the numbers carefully—you might actually be paying more here if you are property-heavy.

Groceries & Gas: The Supply Chain Tax

Do not expect your grocery bill to match the national baseline. Jackson sits at the end of a long supply chain; everything you buy at Smith’s or Albertsons has been trucked over Teton Pass. This adds a premium to every item on the shelf. While the national average for a gallon of milk might be $3.90, expect to pay $5.50 or more. A standard "basket of goods" here costs roughly 15-20% more than the national average.

Gasoline prices are consistently $0.50 to $1.00 higher per gallon than the national average due to transportation costs and local taxes. Premium gas often hovers around $4.50 - $5.00 per gallon. The "local variance" is non-existent; there are no cheaper alternatives. You cannot drive 20 minutes to a cheaper town because the next town is Idaho Falls, two hours away. The Electric rate of 12.47 cents/kWh is actually a bright spot—it is below the national average—but you will burn through that savings quickly heating a 3,000 sq. ft. home during a Jackson winter, where heating oil or natural gas bills can easily hit $400+ a month.

Hidden 'Gotcha' Costs

The nickel and diming in Jackson is sophisticated. It starts with parking. If you live in Town proper and don't have a dedicated garage (which costs $100,000+ to build or rent), you are paying for parking. A monthly pass for the town garage can run $100-$150, and that’s if you can get one. Street parking is strictly enforced and metered.

Then there is the insurance reality. Standard homeowner's insurance is becoming a nightmare in Teton County due to wildfire risk. You will likely be forced into a "surplus lines" carrier, and your annual premium could easily be $5,000 to $10,000 for a $2.3M replacement cost policy. If you are in a flood zone (and parts of Jackson are), add another $1,000+ annually.

HOA fees are another bleeding wound. Many condos and townhomes have HOA fees ranging from $600 to $1,200 per month. These cover snow removal and common area maintenance, but they are a non-negotiable bleed on your cash flow. If you buy a luxury property, expect "Special Assessments" for things like roof replacements or elevator repairs that can hit you with a sudden $15,000 bill.

Finally, there are the tolls. While there are no toll roads in the immediate vicinity, the cost of vehicle maintenance due to mountain driving (brakes, tires, oil changes) increases by roughly 20% compared to flat-land driving. You are constantly paying a "mountain tax" to keep your vehicle running.

Lifestyle Inflation

The "Jackson Hole Premium" applies to every social interaction. A night out is a financial event. A burger and two beers at a local brewery will set you back $45-$55 per person, before tip. A nice dinner for two with a bottle of wine? easily $200-$300. You are paying for the overhead of high rent and high labor costs.

Gym memberships are exorbitant. A standard membership at a place like the Recreation Center is reasonable for residents, but if you want a modern gym like Fitill Jackson or a boutique studio, you are looking at $150 - $200 per month. A simple black coffee at a local cafe is $4.50 - $5.50; a latte is $6.50.

Even free activities come with hidden costs. Going skiing is the prime example. A season pass to Jackson Hole Mountain Resort (ikonic pass) is roughly $1,800 per adult. If you have a family of four, that is $7,200 before you’ve even bought a single lift ticket for a guest or rented a locker. The lifestyle inflation is relentless; the pressure to participate in the "Jackson experience" (skiing, dining, philanthropy) constantly pushes your burn rate higher.

Salary Scenarios

The following table outlines the brutal reality of income vs. lifestyle in Jackson, WY. These figures represent the gross annual income required to sustain the described lifestyle without accumulating debt.

Scenario Analysis

The Frugal Scenario ($85k Single / $145k Family):
This is the "survival mode" baseline. For a single person at $85,000, take-home pay is roughly $65,000 after taxes. Renting a room or sharing a 2-bedroom apartment will cost $1,800 - $2,200 per month. You can afford a reliable used car and insurance ($500/mo), and groceries/basics ($800/mo). This leaves very little for savings or error. For a family of four at $145,000, the math breaks down even faster. You are likely in subsidized workforce housing or a very modest rental. You are not saving for college. You are likely relying on one car to keep costs down. This is a tightrope walk.

The Moderate Scenario ($165k Single / $285k Family):
This is the "getting by" bracket. At $165,000, you can afford to rent a legitimate 2-bedroom apartment or condo for $3,500 - $4,000 a month. You can lease a new Subaru or truck ($800/mo including insurance) and eat out occasionally. You might have a gym membership and a ski pass. However, you are likely not maxing out your 401k. You are spending the majority of your income on immediate living costs. For a family at $285,000, you can rent a small house or townhome. You can afford childcare ($1,500+ per child), which is a massive expense here. You are comfortable, but you are working to pay for the lifestyle, not building significant generational wealth yet.

The Comfortable Scenario ($325k Single / $550k Family):
This is the level where you stop feeling the daily financial sting. At $325,000, you are in the top tier of earners. You can afford the $15,000/month mortgage on a $2.3M home. You can max out your retirement accounts ($23,000+), own two newer vehicles, and not look at the menu prices when you go to dinner. You have a buffer for the "gotcha" costs like special assessments or emergency repairs. For a family at $550,000, you have achieved the Jackson baseline for true stability. You can afford private schooling if desired, multiple ski passes, and a vacation outside of Wyoming. Even at this level, you are not "rich" by Jackson standards—you are merely secure. To be truly wealthy here, you need to be in the $1M+ household income bracket to account for the cost of real estate acquisition and maintenance at the high end.