Cost Of Living & Real Estate

Cost of Living: Budgeting and Expenses in Our Community

Financial Advantage Through Tax Benefits

Wyoming's tax structure offers immediate financial benefits for physicians relocating to Jackson. With no state income tax, your $322,000+ salary goes further—functioning as an automatic raise without negotiation or productivity metrics.

No state income tax (vs. up to 13.3% in states like California)
No tax on retirement income from pensions or 401(k) distributions
No state inheritance or estate tax
Low 6% combined sales tax in Teton County
No excise taxes on alcohol or other common items
No corporate income tax on side businesses or physician investments
No inventory tax on equipment or supplies
Property tax rates average just 0.61%

Overall Cost of Living Context

While Jackson’s cost of living exceeds the national average, your high physician income and zero income tax yield more financial flexibility than in many urban locations with higher taxes and nominally lower living costs.

Overall cost of living ~38% above national average
Groceries ~15% above average
Healthcare ~5% above average
Utilities ~8% below average
Transportation ~12% above average
Miscellaneous goods/services ~10% above average

Tax Savings Calculation

Physicians relocating from high-tax states realize substantial annual tax savings simply by practicing in Wyoming:

California (13.3%): $37,500–$42,800 saved annually
New York (10.9%): $30,500–$35,100 saved annually
Minnesota (9.85%): $26,800–$31,700 saved annually
Oregon (9.9%): $27,500–$31,900 saved annually

Over 10 years, this could yield $300,000–$400,000 in additional wealth through retained income and investment opportunity.

Everyday Expenses

While Jackson has resort-level pricing in some areas, daily living costs remain manageable—especially with physician-level income and smart local strategies.

Groceries: Premium and budget options available (Albertsons, Smith's)
Dining: Range from $15–$25 casual to $100+ fine dining
Coffee: $2–$6 depending on preference
Utilities: Affordable electricity and moderate heating costs
Gasoline: Typically 10–15% above national average
Internet: High-speed fiber available ($65–$120/month)
Childcare: ~$1,200–$1,600/month, comparable to national norms

Significant Lifestyle Enhancement Per Dollar

Your income offers access to high-value lifestyle amenities at lower relative costs than urban areas.

Ski passes: $1,500–$2,500/year vs. greater cost + travel in metro areas
Golf memberships: 30–40% less than metro clubs
Fine dining: 25–30% less than large city equivalents
Cultural events: 40–50% lower cost than major cities
Private schools: 30–45% less than top-tier urban markets

Healthcare Costs

Despite Jackson's remote location, healthcare costs remain near national averages—with reliable local care and favorable malpractice conditions for physicians.

Insurance premiums and out-of-pocket costs match U.S. norms
Local access to dental, vision, and prescription care
Lower malpractice insurance premiums for local practice

Financial Perspective on Location Premium

Even with higher housing prices, Jackson offers superior purchasing power compared to urban markets with state income taxes.

Equivalent physician income needed:
$375,000–$400,000 in California
$360,000–$380,000 in New York/Boston
$340,000–$360,000 in Colorado

Long-term Financial Health

Jackson supports long-term wealth building through favorable investment policies and business climate.

No capital gains tax on investments
Property values appreciating at 5–8% annually
Business-friendly regulations support entrepreneurial efforts
Lower liability risks in a less litigious legal climate
Low property taxes encourage long-term ownership

Relocation Financial Support

St. John's Health enhances your transition with relocation support packages that reduce upfront financial burden.

Relocation allowance covering moving expenses
Temporary housing assistance during transition
Reimbursement for licensing and credentialing costs
Student loan repayment assistance (if applicable)
Sign-on and retention bonuses for financial stability

With a $322,000+ salary and Wyoming’s unmatched tax advantages, Jackson provides a highly favorable financial equation. Factor in outdoor access, safety, community, and quality of life—and it becomes clear why Jackson continues to attract mission-driven physicians seeking both economic freedom and lifestyle fulfillment.

$1,480,000

4 bed | 3.5 bath | 4,158sqft

$850,000

3 bed | 2 bath 1,790sqft

$759,000

2 bed | 1 bath | 728sqft

$1,749,000

3 bed | 2.5 bath | 1,650sqft

Finding Your Place: Homes and Properties

Living in Jackson: The Premium Option

Living in Jackson proper gives physicians walkable access to amenities, minimal commute time to St. John's Health, and full community immersion. However, it comes at a premium price requiring strategic financial planning.

Single-family homes typically start at $1.7–2.3+ million
Three-bedroom homes in Rafter J: $1.7–2.5 million
Townhomes: $2–2.5 million for 1,500 sq ft units
Limited inventory in all neighborhoods
97% of Teton County is federally protected—supply is tight
Townhomes 10–15 minutes from the hospital: $2.25+ million
Rentals for 3-bedroom homes start at $4,000+/month

Financial planning tips:

Larger down payments (20–30%)
Higher debt-to-income allowances for physician-specific loans
Strategic use of physician mortgage programs
Leverage St. John's Health housing assistance

Neighborhoods and Housing Options

Recommended by a trusted local realtor with 30+ years of Jackson expertise and ties to St. John's Foundation, these areas are most popular among physicians:

South of Town (Rafter J, Melody Ranch):
- $1.7–2.5 million for 3BR/2BA homes
- Larger homes: $2.3+ million
- Family-oriented, 15–20 mins to hospital
North of Town:
- Townhomes with Teton views: $2.25+ million
- 12-minute drive to hospital
- Newer construction with modern amenities
West Jackson:
- Homes: $1.8–3.5+ million
- Townhomes: $900,000–1.5+ million
- 10–15-minute commute; walkable to schools and shopping
Downtown Jackson:
- Homes: $2.5–5+ million
- Condos: $1.2–2+ million
- Walkable to hospital and Town Square

Jackson Housing Advantages for Hospitalists

Despite the price tag, living close to the hospital offers major lifestyle and professional advantages for hospitalists:

No winter driving stress or commute time
Ability to return home between shifts
Greater involvement in community and hospital events
Instant access to recreation and amenities

St. John's Health Housing Support

To help with housing costs, St. John's Health offers robust housing support programs to physicians:

Monthly stipends ($2,000–$3,500+)
Forgivable down payment assistance ($100,000–$200,000+)
Temporary housing for up to 6 months
Access to physician-specific mortgage products
Partnerships with local realtors
Relocation and housing navigation services

Nearby Communities: Response Time Considerations

Hospitalists must meet a 30-minute response time to St. John's Health. Some nearby communities are viable, others present winter commute challenges:

Victor/Driggs, ID:
- More affordable (~40–50% cheaper)
- Commute: 35–40+ minutes, longer in winter
- Teton Pass frequently closes in winter
- Not recommended for hospitalists with strict response time
Alpine, WY:
- 35–40-minute commute along well-maintained US-89
- Retains WY tax advantages
- Housing ~50% cheaper than Jackson
Southern Star Valley (Etna, Thayne, Star Valley Ranch):
- 45–60+ minutes to hospital
- Not suitable for hospitalists, but an option for flexible schedules

Strategic Approaches for Physicians

Rent Before Buying: Start with a 3BR rental ($4,000+/month) to learn neighborhoods and adjust to winters.
Buy for Future Appreciation: Jackson housing has long-term investment potential.
Use Housing Assistance: Take advantage of stipends, loans, and off-market listings.
Hybrid Approach (Hospitalists): Live in Alpine, stay in Jackson during shifts (use hospital call rooms).

Rental Market Overview

If purchasing isn’t immediately feasible, rentals are available but competitive:

Single-family homes: $5,000–10,000+/month
Townhomes/condos: $3,500–7,000+/month
Premium apartments: $2,800–4,500+/month
Lease terms often winter-to-winter
Inventory peaks in spring and fall
Hospital network may access unlisted options

Investment Considerations

Jackson real estate has historically outperformed national housing markets, making homeownership a potential long-term wealth-building strategy.

8–12% annual appreciation over past decade
Severely limited land for development ensures long-term demand
High resilience during economic downturns
Strong luxury market performance
Construction quality maintains value in harsh winters

Whether choosing the premium convenience of Jackson or the affordable reliability of Alpine, physicians have viable housing paths—especially when combined with St. John’s Health’s housing programs and strategic planning.

Safety First: Our Secure Community

Exceptional Overall Safety Profile

Jackson consistently ranks among the safest communities in Wyoming and the U.S., allowing physicians and families true peace of mind. With low crime and responsive emergency services, residents enjoy freedom and security often lacking in metropolitan areas.

Crime rates ~45% below national average
Violent crime 67% below U.S. average (2023)
Property crime 38% below national average
Regularly ranked among America’s safest small towns
Wyoming ranks in the top 15 safest states
Markedly safer than most metro physician locations

Community-Based Policing and Emergency Services

Jackson’s safety is reinforced by community-centered policing and responsive EMS. Coordination between police, fire, and rescue ensures quick, effective emergency response.

23 sworn Jackson PD officers—high ratio per capita
Teton County Sheriff provides countywide coverage
Sub-5-minute average emergency response time
Joint dispatch center for police/fire/EMS
Dedicated Grand Teton National Park law enforcement
Programs like “Coffee with a Cop” build trust
Full-time emergency management department

Safe Neighborhoods and Residential Areas

In contrast to metro areas, Jackson offers uniformly safe neighborhoods—enabling housing decisions based on lifestyle, not crime statistics.

Cottonwood Park, Melody Ranch & Rafter J: extremely low crime
Downtown areas remain safe despite tourism traffic
Rural valley properties also maintain strong safety
Shooting Star & 3 Creek Ranch offer gated security
Neighborhood watch programs are common
Teton County Search and Rescue extends protection to remote areas
Low burglary rates reduce the need for home security systems

Traffic Safety and Commuting Conditions

Physicians benefit from short, reliable commutes and low traffic risk, even in peak tourist season.

Average commute: 15–18 minutes
Dedicated paths separate foot/bike traffic from roads
Highly efficient snow removal and winter road care
START Bus reduces congestion and provides alternatives
Low vehicle density limits accidents and road rage
Wildlife crossing structures mitigate collisions
Hospital is easily accessible from all areas

School Safety and Children's Security

Parents consistently express high confidence in school safety, enabling focus on education and enrichment.

Controlled school access and on-campus SROs
Regularly rehearsed emergency protocols
Anti-bullying programs with proven results
Mental health professionals in all schools
Safe Routes to School for pedestrian safety
Low student-teacher ratios support better supervision
Strong parent participation boosts accountability

Hospital and Healthcare Facility Security

St. John’s Health maintains a safe, supportive clinical environment through balanced security practices.

24/7 on-site hospital security team
Access control systems for sensitive areas
Well-lit parking with frequent patrols
Emergency protocols for rare incidents
De-escalation training for front-line staff
Coordination with local law enforcement

Natural Disaster Risk and Emergency Preparedness

While Jackson’s geography carries certain natural risks, robust preparedness and education minimize impact and enhance community resilience.

Low risk of tornadoes, hurricanes, and floods
Moderate wildfire risk mitigated by local land management
Earthquake-resilient building codes in place
Comprehensive winter weather response plans
Avalanche risks monitored with alert systems
Multi-agency emergency coordination in place

Community Trust and Social Cohesion

Jackson’s strongest safety asset may be its sense of social trust and cohesion—neighbors actively support and look out for one another.

Low transiency builds familiarity and trust
Mutual assistance culture during crises
High civic engagement in safety efforts
Strong youth programs reduce delinquency
Accessible behavioral health resources
Residents feel safe walking, biking, and engaging in community events at all hours

In Jackson, physicians enjoy an uncommon level of personal and professional security. Whether walking home after an evening shift, knowing your family is secure during work hours, or enjoying weekend adventures without concern, Jackson’s safety culture provides the foundation for a thriving, fulfilling life.