A permitted STR ADU in Jackson Hole grosses $52k–$95k a year. In Victor, $28k–$48k. Net after expenses, you’re keeping about 60–70% of that. Here’s what owners in each town actually earn, what it costs to build, and what breaks the numbers.
Why Jackson + Victor ADU Rental Math Works
Jackson has three constraints working in an ADU owner’s favor: hotel supply is capped, land is basically finite, and demand is year-round — Teton Village winter, national park summer, shoulder-season conference and wedding traffic. Victor sits 25 minutes over Teton Pass and captures the spillover: guests who couldn’t afford Jackson, plus the growing Grand Targhee ski market. Both towns support rental ADUs. Rules differ.
Pros — ADU Rental Income in Jackson + Victor
- Year-round demand. Rare in mountain markets. Jackson has 4 real seasons of visitor demand; Victor has 2 strong (winter + summer) and 2 acceptable (spring, fall).
- Nightly rates hold up. Jackson averages $310–$525/night in season for a nice 1BR ADU. Victor averages $185–$285.
- Occupancy is strong. 68–82% in Jackson, 55–70% in Victor — well above US STR average.
- Corporate + wedding markets. Jackson has recurring corporate retreat and wedding overflow business — predictable multi-night bookings at premium rates.
- Exit optionality. If STR rules tighten, you pivot to long-term rental or workforce housing — both undersupplied.
Cons — What Kills the Math
- Jackson STR permitting is tightening. Not everywhere allows STR, and enforcement is increasing. Zoning check FIRST.
- Management costs eat into net. Professional STR management in Jackson runs 22–32% of gross. In Victor, 18–25%. If you self-manage remotely, plan for 8–12 hours/week.
- Cleaning turnover is expensive. $135–$225 per turn in Jackson, $85–$150 in Victor. Fast turnover destroys margin.
- Property tax growth. Both markets are seeing 6–12% annual assessed value bumps. Plan for it.
- Insurance for STR is different. Standard homeowners doesn’t cover — STR-specific policy runs $2,200–$4,800/year.
- Slow seasons still exist. April in Victor is dead. Plan cash flow for it.
Cost — Building the ADU (Jackson vs Victor)
Jackson Hole (Teton County WY) — 800 sf detached ADU:
- Site + foundation: $48,000–$78,000
- Framing + roof: $68,000–$105,000
- Mechanicals: $58,000–$92,000
- Interior finishes: $85,000–$155,000
- Exterior + windows: $55,000–$92,000
- Utilities + septic: $18,000–$62,000
- Permits + design + review: $18,000–$38,000
- Overhead + contingency: $45,000–$78,000
- Total: $395,000 – $700,000
Victor (Teton County ID) — 800 sf detached ADU:
- Total: $285,000 – $475,000 (same scope, Victor labor and permits).
Permitting for Rental ADUs
Jackson (Teton County WY): ADU allowed in specific zones with STR requiring an additional short-term rental permit. Design review is real — exterior materials and mass will be reviewed. Permit + STR approval: 16–28 weeks total.
Victor (Teton County ID): ADU allowed under the accessory dwelling ordinance. Some Victor zones allow STR by right, others by conditional use permit. Permit: 8–14 weeks.
In both towns, HOA overlay rules can override town/county rules for STR — check your CC&Rs before you spend a dime on design.
Real Rental Income — What Owners Earn
Jackson Hole — 1BR/1BA detached ADU, 800 sf, nice finishes:
- Peak season (Dec–Mar, Jun–Sep): $385–$525/night
- Shoulder (Apr–May, Oct–Nov): $195–$285/night
- Occupancy: 72–80%
- Gross annual: $58,000–$92,000
- Expenses (management, cleaning, utilities, insurance, taxes, maintenance): $22,000–$34,000
- Net annual: $36,000–$62,000
Victor — 1BR/1BA detached ADU, 800 sf, nice finishes:
- Peak season: $195–$285/night
- Shoulder: $115–$165/night
- Occupancy: 58–68%
- Gross annual: $32,000–$48,000
- Expenses: $12,000–$18,000
- Net annual: $20,000–$32,000
10-Year Future Value
- Jackson $500k ADU: ~$45k/yr net = $450k over 10 years, plus ~$400k appraisal bump. Total ~$850k on $500k. Not counting appreciation.
- Victor $360k ADU: ~$26k/yr net = $260k over 10 years, plus ~$280k appraisal bump. Total ~$540k on $360k.
When It Makes Sense — and When It Doesn’t
Makes sense: STR-permitted zone, lot has room, you can hold through a slow year, and you’re okay with an 18–30 month total timeline in Jackson (10–16 in Victor).
Doesn’t make sense: Zone doesn’t allow STR, HOA blocks it, cash-flow-tight financing that can’t absorb April in Victor, or you don’t want to hire management.
Building a rental ADU from out of state? That’s most Jackson + Victor ADU owners. JobTread photos + budget + change orders daily. Here’s how remote owners run it.
How SwagerBuilds Handles Rental ADU Builds
We build rental ADUs with the STR requirements engineered in from Day One — separate address, keyless entry infrastructure, insulation for sound between units, wear-tolerant finishes, laundry sized for turnover. Fixed-price contract, no allowances. JobTread dashboard for you to watch from Jackson, Denver, or wherever. Twenty years in this valley means we know which zones fight you on STR and which welcome it.
FAQ
What’s the average ADU rental income in Jackson Hole?
$58k–$92k gross, $36k–$62k net for a well-finished 800 sf STR ADU.
Can I self-manage an STR from out of state?
Yes with a local cleaner and remote lock/messaging tools — saves 22–32% management fee but takes 8–12 hours/week.
What’s ADU occupancy in Victor?
58–68% year-round with proper listing management.
Is Jackson still permitting new STR ADUs?
In some zones yes, others no. Rules are moving — zoning check upfront is essential.
How does STR insurance work?
Separate STR policy, $2,200–$4,800/yr. Standard homeowners will not cover.
Want a Real Rental Income Number for Your Lot?
Send me your parcel + rough scope. I’ll check STR eligibility, run projections against comps, and price the build. Start here.
Related: ADU Cost + ROI in Teton Valley (pillar) · Complete Guide · Airbnb ROI in Teton Valley
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