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Why A Shortfall Of More Than 20,000 Homes Isn’t Enough To Get Wyoming Building

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Why A Shortfall Of More Than 20,000 Homes Isn’t Enough To Get Wyoming Building


CHEYENNE — Wyoming knows it has a huge housing problem. 

Builders, city and county administrators, state officials, business and community leaders — it doesn’t matter which of them you ask, most will agree the state is short tens of thousands of homes.

Scott Hoversland, who heads up the Wyoming Community Development Authority, puts the number of homes the state needs somewhere between 28,000 to 38,000 by 2030 — roughly 2,070 to 3,680 homes annually to keep up with population growth and aging infrastructure.

On paper, Southeast Wyoming Builders Association’s Joe Killpack acknowledges that sounds like it should be a developer’s dream. 

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But the reality is a lot more complicated, Killpack told Cowboy State Daily. It’s a tangled knot of economics and investment risk, criss-crossed with infrastructure costs and policy decisions that make houses more costly and time-consuming to build.

“This is a macro problem, not a micro problem,” Killpack added. “It’s not like we’re going to be able to pinpoint one issue. There are several issues. We’re talking about labor costs. We’re talking about commodity costs. We’re talking about development costs.”

Those make homes too expensive for Wyoming’s middle class to afford.

Wyoming needs tens of thousands of new homes, but only a fraction of the need is under construction because builders say the math doesn’t work. Middle-class wages aren’t high enough to afford to buy houses while home-building costs just continue to rise. (Greg Johnson, Cowboy State Daily)

The Middle Class Squeeze

If Wyoming’s housing crisis has a face, it’s the middle-class worker earning median wages. 

Once, that would have signaled a solid, respectable income. Today, it increasingly falls short as wages continue to lose ground against persistent inflation. 

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In Wyoming, median household income was $75,500 in 2024, 7.4% below the U.S. median. 

Year over year, incomes rose just 1.3% while inflation climbed 2.9% — a clear decline in real purchasing power for the typical Wyoming family. 

Over the long term, the trend remains problematic. 

Wages have stayed relatively flat since at least 2010, according to U.S. Census Bureau data. For much of that time, inflation was modest, hovering between 1% and 2%. But that changed in 2021, when it surged 4.2%, before peaking at 9.1% in June 2022 — the highest level since 1981.

The result has been a widening gap between what workers earn and what it costs to live. 

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Regardless of the causes, the stark reality is wages have not kept pace with living expenses for most Wyomingites. 

That marks a fundamental shift for the state’s middle class. 

Median incomes that once reliably supported homeownership — a cornerstone of financial stability for many families — no longer stretch as far. Increasingly, the workers who power local economies are priced out of the communities they serve. 

The strain shows up in everyday decisions. Longer commutes. Delayed home purchases. And, in some cases, leaving the state altogether.

Wyoming loses roughly 70% of its residents by the time they reach age 30, state officials have said. Housing costs are frequently cited as a key factor in that outmigration, which has led to a statewide hiring crunch. 

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Wyoming needs tens of thousands of new homes, but only a fraction of the need is under construction because builders say the math doesn’t work. Middle-class wages aren’t high enough to afford to buy houses while home-building costs just continue to rise.
Wyoming needs tens of thousands of new homes, but only a fraction of the need is under construction because builders say the math doesn’t work. Middle-class wages aren’t high enough to afford to buy houses while home-building costs just continue to rise. (Greg Johnson, Cowboy State Daily)

The Math Problem

The problem, as Killpack sees it, isn’t that developers can’t see the demand. It’s that the basic math of putting up homes, especially ones that regular families can afford, no longer works. 

On the cost side, labor, commodities, tariffs and fuel have all climbed, pushing construction budgets higher even before projects hit city hall for approval.

After that, fees and regulations are adding as much as $10,000 to the cost of homes, along with code changes like thicker exterior walls or new sprinkler requirements.

“Every time a new code is adopted the costs go up,” he said. “We’re doing these new codes to protect the health and the safety of our people who are living in these homes, which, hey, I can’t disagree with. But that doesn’t mean that costs go down. They only go up.”

Codes requiring particular types of insulation, for example, have meant using two-by-six-inch lumber in exterior walls, which adds to the cost versus a two-by-four.

“In Laramie, we have to do a draft stop in the basement,” he said. “So most are doing sprinkler systems and everybody thinks that’s wonderful, right? Because it truly is. If there’s a fire, it’s great. It’ll stop a fire. But the costs still go up, every single time.”

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Meanwhile, waiting times for permit approvals stretch to as long as 18 months or more. In some cases, during which time interest rates, prices, and demand are all shifting.

“I’m involved in a project right now where we were going to build some apartments,” he said. “And this project originally started three years ago. They have had to stop, because the market changed.”

Wyoming needs tens of thousands of new homes, but only a fraction of the need is under construction because builders say the math doesn’t work. Middle-class wages aren’t high enough to afford to buy houses while home-building costs just continue to rise.
Wyoming needs tens of thousands of new homes, but only a fraction of the need is under construction because builders say the math doesn’t work. Middle-class wages aren’t high enough to afford to buy houses while home-building costs just continue to rise. (Greg Johnson, Cowboy State Daily)

What The Median Buys V. What Developers Can Build

The gap comes into sharp focus when median income is translated into buying power. 

A median salary of $75,500 supports up to $2,097 for a monthly mortgage, assuming a borrower with minimal debt and strong credit. On a 30-year fixed mortgage rate of 6.47%, that maximum mortgage payment tracks back to a maximum loan amount of $332,842. 

Homes in the low $300,000 range no longer pencil out for developers, Killpack said.

“A single-family home under $400,000 is almost impossible,” he said. 

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Builder margins, he added, are much lower than people think.

“Most people think it’s like 15, 20%,” he said. “It’s actually very minimal. I mean, you’re anywhere between 3-6% and that’s it.”

Which means developers themselves don’t have much wiggle room when it comes to their budgets. 

Given that kind of margin, when you look at a city like Cheyenne where 5,000 homes are needed, the kind of investment it takes doesn’t feel like it’s worth the risk, Killpack said.

“(Let’s) talk about building 1,250 homes in a year in Cheyenne just to meet the minimum of what we’re projecting,” he said. “And let’s just say $400,000 homes … you’d need a $500 million investment annually.”

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For that kind of money, Killpack said developers look at what’s known as the absorption rate, which measures how fast homes sell in a given market. They’re asking themselves where they can get the fastest return on investment. 

Wyoming’s absorption rate needs to be higher to attract investment, Killpack said. 

Now, developers can find many markets with both less risk and faster absorption rates, like those in Texas, Utah, and the Denver metro area, all of which have larger populations to spread risk around. 

Wyoming’s lack of population, Killpack added, has many investors turning up their noses at Wyoming projects, deeming them too risky. 

That doesn’t mean no one wants to invest in Wyoming, Killpack added. 

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“But it takes more than just people in Wyoming to make Wyoming grow,” he said. “Capital that’s being infused into our economy doesn’t only come from our local regional banks. It comes from other people, too, and they have to be willing to invest in Wyoming.”

Wyoming needs tens of thousands of new homes, but only a fraction of the need is under construction because builders say the math doesn’t work. Middle-class wages aren’t high enough to afford to buy houses while home-building costs just continue to rise.
Wyoming needs tens of thousands of new homes, but only a fraction of the need is under construction because builders say the math doesn’t work. Middle-class wages aren’t high enough to afford to buy houses while home-building costs just continue to rise. (Greg Johnson, Cowboy State Daily)

Boom-Towns With Nowhere To Live

On paper, the city of Douglas seems like the classic Wyoming success story. 

Oil and gas jobs form the bedrock of its economy, but more than 300 businesses in health care, education and retail round things out. Hotels are packed with energy workers — the kind of activity that ought to be pumping money into every cash register in town. 

But there’s a catch.

“Our population is 6,512 based on our community snapshot, and 50% of our workers live in the city,” Interim City Administrator Michele Carter told Cowboy State Daily. “About 42% live in Casper. So, we have about half our workforce living in Douglas, just under half.”

The rest are headed to Casper or other areas around Douglas, like Glenrock. 

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The reason, Carter said, is directly related to a lack of affordable housing.

“A lot of our housing that has been built over the last few years is in that $400,000 to $500,000 range,” she said. “Which doesn’t fit your local businesses, your teachers, your nurses who are coming in to fill those spots in our school district and our hospital here.”

Many of the oil and gas workers who do live in Douglas, meanwhile, are staying in campers and at the fairgrounds because of a lack of rental properties. 

Fixing that has proven difficult, Carter said. 

Development costs, which include building out new sewer and water services, exceed what most people can afford to pay.

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It’s taken a $5.7 million grant for water and sewer lines to help get things moving on a 30-acre site on the edge of town that will include a 94-apartment complex, plus several acres of single-family housing and new commercial space. 

“The grant is really to put the infrastructure in,” Carter said. “Developers couldn’t make the numbers work if they have to eat all of those water, sewer and utility costs on top of everything else.”

Even with a grant, no one is pretending this is a silver bullet that will fix everything. 

The apartments and homes the development unlocks will also take years to build, and the demand from mid-level workers is already far ahead of what’s on the drawing board.

Douglas isn’t Alone

Infrastructure is a significant barrier for communities across the Cowboy State, Hoversland told Cowboy State Daily, but it’s particularly acute for communities with fewer than 5,000 people. 

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Water lines, sewer, roads and power are required before even a single house can be built in a new area. For small towns with a thin tax base, fronting the money for that is typically next to impossible.

“Some of the bigger cities, Casper and Cheyenne especially, have more items they can do and have infrastructure built out,” he said. “But our cities under 5,000 population in Wyoming, that doesn’t give the numbers to draw developers in. 

“So, infrastructure funding is another one of those things that I think is a big holdup. It really restricts a lot of developers coming in, because they have to pay for the infrastructure to say 25-to-50-home development, and that’s a lot of upfront cost and a lot of risk on the developer.”

Wyoming needs tens of thousands of new homes, but only a fraction of the need is under construction because builders say the math doesn’t work. Middle-class wages aren’t high enough to afford to buy houses while home-building costs just continue to rise.
Wyoming needs tens of thousands of new homes, but only a fraction of the need is under construction because builders say the math doesn’t work. Middle-class wages aren’t high enough to afford to buy houses while home-building costs just continue to rise. (Greg Johnson, Cowboy State Daily)

Experiments Underway In Wyoming

Wyoming isn’t alone in facing such problems. 

Nationally, the Harvard University State of the Nation’s Housing report released Thursday shows that construction is down across the nation amid rising costs and an ever-widening gap between what median households can afford and what median homes cost. 

There’s a growing wave of state and local experiments on the ground — ranging from tax abatements, zoning changes, and new financing tools — all aimed at getting more units on the ground across the nation.

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Wyoming is part of the melting pot of state ideas. 

Hoversland points to a statewide housing strategic action plan that has 27 items that may help, including fast-track permitting, infrastructure funding tools, and support for manufactured and prefabricated homes, as well as tweaks to how federal housing dollars are used to stretch them further.

Jason Mincer, executive director of Wyoming Neighbors for Housing, is pushing public-private partnerships, community land trusts, and even a state-level investment fund to help shoulder upfront risk for workforce housing, along with streamlined approvals to cut months off project timelines. 

Communities like Cheyenne, meanwhile, are rewriting their own rule books, streamlining zoning codes and getting rid of standards that may have been nice to have once upon a time, but don’t really impact safety and add significantly to costs. 

Cheyenne has even created a “cottage lot” development option that lets builders cluster very small homes closer together with shared open space, which has already attracted some developers.

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All of those ideas help at the margins. But Wyoming has to find ways to make it routine, rather than remarkable, to build homes in the price ranges that teachers, nurses, and sheriff’s deputies can afford.

Otherwise, nothing changes with the overriding trend where a large number of Wyoming households are maxed out in the low $300,000 range, and builders can’t drop below $400,000. 

Until that gap can be routinely bridged, builders will remain cautious, and the state will continue to lose many of its young people to areas where the wages are a better match to prevailing home prices.

Renée Jean can be reached at renee@cowboystatedaily.com.



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How Investors May Respond To Black Hills (BKH) Customer‑Funded Wyoming Data Center Infrastructure Plan

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How Investors May Respond To Black Hills (BKH) Customer‑Funded Wyoming Data Center Infrastructure Plan


  • Black Hills Corp. recently reported continued progress on its proposed 1.8‑gigawatt data center project in Cheyenne, Wyoming, including equipment procurement, over US$200,000,000 in refundable customer construction contributions, and regulatory filings to support new substation infrastructure.
  • An interesting aspect is that the prospective large-load customer is directly funding long lead-time generation milestones and substation development, signaling strong commitment to this long-horizon Wyoming data center build.
  • We’ll now examine how this customer-backed generation plan for the Wyoming data center could reshape Black Hills’ investment narrative and risk profile.

This technology could replace computers: discover 31 stocks that are working to make quantum computing a reality.

Black Hills Investment Narrative Recap

To own Black Hills, you need to be comfortable with a regulated utility that is leaning into large, concentrated data center load as a key growth driver, while managing heavy capital needs and regulatory scrutiny. The Wyoming data center update, with over US$200,000,000 in refundable construction contributions and long lead-time equipment secured, supports the near term catalyst around data center backed growth, but it does not remove the core risks tied to execution, regulation, and load concentration.

The most relevant recent announcement is the pending all stock merger with NorthWestern Energy, which aims to create a larger, more diversified regulated utility platform and broaden infrastructure investment opportunities. For investors watching the Wyoming data center project, this potential combination could interact with the same catalyst of tech driven load growth while also reshaping how capital, regulatory exposure, and project risk are shared across a bigger footprint.

Yet behind this growth story, investors still need to be aware that the heavy capital expenditure burden and timing of regulatory recovery could…

Read the full narrative on Black Hills (it’s free!)

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Black Hills’ narrative projects $3.6 billion revenue and $578.3 million earnings by 2029. This requires 16.8% yearly revenue growth and about a $290 million earnings increase from $288.3 million today.

Uncover how Black Hills’ forecasts yield a $83.00 fair value, a 14% upside to its current price.

Exploring Other Perspectives

BKH 1-Year Stock Price Chart

Simply Wall St Community members have only two fair value estimates for Black Hills, ranging from about US$68.60 to US$83.00, underscoring how far apart personal models can be. Set against the Wyoming data center backed growth catalyst, this spread invites you to weigh different expectations about how concentrated tech load and regulatory decisions may shape future performance.

Explore 2 other fair value estimates on Black Hills – why the stock might be worth 6% less than the current price!

Reach Your Own Conclusion

Disagree with existing narratives? Extraordinary investment returns rarely come from following the herd, so go with your instincts.

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This article by Simply Wall St is general in nature. We provide commentary based on historical data
and analyst forecasts only using an unbiased methodology and our articles are not intended to be financial advice.
It does not constitute a recommendation to buy or sell any stock, and does not take account of your objectives, or your
financial situation. We aim to bring you long-term focused analysis driven by fundamental data.
Note that our analysis may not factor in the latest price-sensitive company announcements or qualitative material.
Simply Wall St has no position in any stocks mentioned.

Valuation is complex, but we’re here to simplify it.

Discover if Black Hills might be undervalued or overvalued with our detailed analysis, featuring fair value estimates, potential risks, dividends, insider trades, and its financial condition.

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Have feedback on this article? Concerned about the content? Get in touch with us directly. Alternatively, email editorial-team@simplywallst.com

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Legend Of Vietnam War Gun Truck ‘Uncle Meat’ Lives On At Wyoming Museum

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Legend Of Vietnam War Gun Truck ‘Uncle Meat’ Lives On At Wyoming Museum


A stoned Vietnam War lieutenant’s inside joke slipped right past Army brass and straight into history. 

The lieutenant, Joe McCarthy, slyly christened his improvised gun truck “Uncle Meat,” his favorite track on the 1969 rock album by Mothers of Invention.

“He used to listen to that while he was stoned,” National Museum of Military Vehicles owner Dan Starks told Cowboy State Daily. “It was his little secret act of rebellion to name his gun truck after a stoner album, and the Army didn’t pick up on it and never objected to the name.”

Today, the lieutenant’s inside joke lives on in a serious place. 

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A replica of the gun truck is the latest new artifact at the National Museum of Military Vehicles near Dubois, which boasts the world’s largest private collection of military vehicles, with more than 500 that are fully restored or operational. 

“To be clear, the truck is a reproduction,” Starks said. “Gun trucks were all unauthorized weapons, improvised in Vietnam. None of them came from the United States and only one of them was ever brought back.”

The one surviving original gun truck is called “Eve of Destruction.” It’s displayed at the Army Transportation Museum in Fort Eustis, Virginia. 

The rest of the gun trucks were all destroyed or left in Vietnam. 

An unidentified member of the U.S. military circa 1968 with the “Uncle Meat” gun truck. (U.S. Army Transportation Museum)

The Road Called Ambush Alley

Gun trucks tell a particularly poignant story about Vietnam.

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At the time, there was essentially one road between the deep-water port of Qhi Nhon and the strategically important Central Highlands — Highway 19. 

It might have been called a highway, but it was more like a rough two-track. Just picture 110 miles of unpaved, mountain-hugging, jungle-choked dirt road with no shoulders, hairpin curves and 1-foot-deep potholes. 

This was the only route available to supply American combat forces in the Highlands.

“There was a lot of strategic significance to our being able to maintain a presence in the Central Highlands and keep the enemy from using it as a safe haven to launch attacks into other parts of Vietnam,” Starks said. “So, what the enemy figured out is, here we (had) all these combat troops (in the) Central Highlands and they realized, ‘Hey, we don’t need to fight all these combat troops. All we’ve got to do is cut the road.”

America’s convoys, meanwhile, were not set up to face intense combat, which made them sitting ducks.

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“We’re sending 19- and 20-year-old truck drivers down Ambush Alley literally every day, and sometimes twice a day, on a 220-mile round trip,” Starks said. 

Dan Starks, owner of the National Museum of Military Vehicles, talks about how soldiers had to improvise during the Vietnam war to stay alive, turning ordinary cargo trucks into unauthorized gun trucks. In the background is an example of a gun truck in the National Museum of Military Vehicles. It's not a true to history replica, but its name may hark back to an aerial campaign of the same name.
Dan Starks, owner of the National Museum of Military Vehicles, talks about how soldiers had to improvise during the Vietnam war to stay alive, turning ordinary cargo trucks into unauthorized gun trucks. In the background is an example of a gun truck in the National Museum of Military Vehicles. It’s not a true to history replica, but its name may hark back to an aerial campaign of the same name. (Renee Jean, Cowboy State Daily)

A Gun Truck Is Born

One day, the enemy decided to close the route. That day was Sept. 2, 1967. In a particularly brutal attack, Vietnamese fighters waylaid a 39-truck convoy, destroying 34 and killing many young Americans.

“The colonel in charge of convoys had to send trucks right back down that same road the next day, and the next day, and the next day,” Starks said. “The Army doctrine was the security for truck convoys is a matter for military police.”

There weren’t enough military police, however, which meant the truck drivers were usually on their own. 

So the colonel took it upon himself to defy army protocols. He ordered some of the truck drivers to turn their convoy trucks into weapons. 

“He went to truck drivers and said, ‘Hey, truck driver, you are now a machine gunner’,” Starks said. “They had no training. He just said you are now a machine gunner.”

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But saying it wasn’t enough to make it happen.

“The Army wouldn’t issue him any machine guns, because it was outside of regulations,” Starks said. “So they had to steal them. They had to trade whiskey for them. They had to take them off of downed helicopters. And they had to make them out of spare parts.”

They also had to figure out how to create gun boxes on the trucks to protect those machine gunners, who would now become prime targets.

“They took these gun trucks and sprinkled them through the length of the convoy,” Starks said. 

When the enemy next ambushed the convoy, it was they who were surprised. 

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The new strategy had gun trucks racing into the heart of the ambush as fast as they could go to drive the enemy away. Everyone else was to drive out of the killing zone and get away.

The National Museum of Military Vehicles in Dubois has something new — a reproduction of the Vietnam War gun truck nicknamed “Uncle Meat.” The name is from a 1969 rock album a lieutenant would
The National Museum of Military Vehicles in Dubois has something new — a reproduction of the Vietnam War gun truck nicknamed “Uncle Meat.” The name is from a 1969 rock album a lieutenant would “listen to while he was stoned,” said museum owner Dan Starks. (Renee Jean, Cowboy State Daily)

Built By A Survivor

The museum’s replica was built by a Vietnam veteran who was among the 19- to 20-year-old men who served on the original Uncle Meat. Werth’s service was in 1970/71. For Werth, building the replica was a way to remember his buddies and make sure their story didn’t disappear.

“Logan lost a bunch of buddies in the truck ambushes back there in Vietnam,” Starks said. “And he was lucky to survive himself. 

“He came back to the United States 100% disabled and in the years he was working to recover from his Vietnam War experience he decided to create this reproduction of the truck he served in.”

Three friends were killed in ambushes that Werth survived, so he put their names on the truck. They were Michael Hunter, Richard Frazier and Robert Thorne.

“He used the truck to keep alive the story of these teenagers, making up their own weapons to try and stay alive,” Starks said. “And he wanted it preserved forever.”

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Werth was approached many times by people who wanted to buy Uncle Meat, but he was never willing to sell it —  not for any amount of money.

After his death, he charged a friend with finding someone who would preserve it, and that’s how it has come to Dubois.

A Rolling Fortress

Werth’s attention to detail and the story behind it he worked so meticulously to preserve make the reproduction one of the best in existence, Starks said. 

“This shows you exactly what a gun truck looked like back then,” Starks said. “And I’ve got a lot of history on this from people who were there and commented to him about how perfect this reproduction was and giving him little tidbits of information to make sure he would get it exactly right.”

Uncle Meat was outfitted with four M2 .50-caliber machine guns — one on each side and a twin-.50 setup mounted at the rear. 

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There were additional hand-held machine guns so that the gunners could hit targets that were too close or too low for the M2s to hit.

The gun box was double-steel armor, with a space between the plates that could be filled with sandbags. The cab was double-armored, too, and included ballistic glass windshields.

The driver had an M79 grenade launcher, with his own set of rounds, which included smoke to mark positions for support. The truck also carried rations, extra tires, tools and stretchers — because Uncle Meat doubled as both gun truck and rolling service truck for the convoys it protected.

Not Just A Relic

Uncle Meat won’t be part of the museum’s regular display. It will be a rolling exhibit instead, for parades and touch-a-tank events where people are invited to climb into military vehicles or take rides. 

“We’ll keep it in our parade building so it will be well-protected,” Starks said. “And we’re going to drive it in the Fourth of July parade this year.”

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The day before July 4 will also be an America 250 celebration at the museum, with free vehicle rides, as well as tank demonstrations, speakers, and other activities.

Telling the story of Uncle Meat has never been more important than it is now, Starks added. Vietnam veterans are in their 70s and 80s. They came home to a country where many did not honor their service. They were spat upon and called names such as “baby killer.” 

“I know a lot of these truck drivers and a bunch of them ended up dying of Agent Orange and nobody knows their story,” he said. “They lived through all of this and it’s still haunting them.”

Starks wants as many of them as possible to know before they die what they did has not only been seen, it’s going to be remembered and honored.

What began as a stoned lieutenant’s inside joke has outlived the war — and many of the young men who rode in it — and found a lasting place in history.

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Renée Jean can be reached at renee@cowboystatedaily.com.



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With high costs and access gaps, Wyoming’s elder care landscape is ‘in crisis’

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With high costs and access gaps, Wyoming’s elder care landscape is ‘in crisis’


by Katie Klingsporn, WyoFile

Three years ago, Judy Rogers was nearly 80 years old and living alone in the Lander home she had occupied for decades. It wasn’t a huge house, but with two levels, it was a lot to maintain for the retired teacher, who had increasing trouble with balance and mobility related to diabetes and other health issues. Rogers hired a woman to do laundry and change linens twice a week. That helped. 

“But my sister was still falling a lot,” Walt Rogers said. About 20 times over the course of a year, in fact — including several falls that resulted in EMT responses. The once-great cook also wasn’t feeding herself properly, he said. “And when I visited her, I said, ‘Jude, you need more help.’”

Walt Rogers, who lives hundreds of miles away in Idaho, began researching options. His big sister adamantly did not want to go to a nursing home, he said. But Medicare doesn’t cover indefinite long-term care. Many private insurance plans don’t either. In-home caregiving services that are covered are often limited to medical tasks. 

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That leaves private home healthcare, which is expensive. In 2025, the average monthly median cost for non-medical caregivers in Wyoming was $7,974 for 40 hours, according to CareScout’s Cost of Care Survey. Long-term care costs have been outpacing inflation in recent years, CareScout found. 

A 2023 AARP scorecard on long-term services ranked Wyoming 40th overall and gave the state particularly low scores in the areas of “affordability and access” and “choice of setting and provider.” 

Passenger Lucie Lund, her daughter, Teri Lund, and pilot Maryalice Snider are all smiles during a ride on an electric-assisted trishaw through Laramie in August 2023. The Laramie Trishaw Project offers elderly people a way to enjoy pedal-powered cruises. (Mike Vanata)

Back in Idaho, Walt Rogers faced an all-too-common conundrum: how to obtain affordable, quality long-term care for the crucial but often overlooked needs of an elderly or chronically ill loved one.

So often people assume that home healthcare is an easy and available option, said Sarah Wilzbacher, who founded the Lander caregiving nonprofit Anam Cara. The truth, however, is more complicated and likely more expensive than people anticipate. 

The entire country is entering an elder care crisis, Wilzbacher said, one that is exacerbated in Wyoming by a quickly aging rural population, an ethos of self-reliance and a shortage of healthcare professionals and specialists.

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“Wyoming being just a rural state, there’s very limited options for people to be able to stay at home and have quality care,” Wilzbacher said. 

Unpaid and unprepared

Research suggests that most Americans will need long-term care. This reality generally clashes with what people imagine their dotage will look like, according to Wilzbacher. She calls this phenomenon “magical thinking,” and said it’s a central driver of the elder care crisis.  

Misunderstandings of financing elder care also contribute. More than 20% of adults incorrectly believe that Medicare would pay the bill for their own or a loved one’s time in a nursing home if they had a long-term illness or disability, KFF found in 2022. And while it will generally cover temporary home healthcare, Medicare doesn’t pay for long-term care, which refers to help with daily tasks like bathing, cooking or managing medication.  

Medicaid does cover nursing home services and in-home caregiving — but only for people with very low income and assets. Wyoming is experiencing an uptick in need for these services — so much so that the Wyoming Health Department asked for legislative approval for two new positions in its Medicaid long-term care eligibility unit. 

“What we’ve seen in recent years is a pretty dramatic growth in the volume of applications we’re receiving, mostly from seniors and disabled seniors who are in need of nursing home or long-term care coverage,” Department Director Stefan Johansson told the Joint Appropriations Committee in December. Lawmakers granted the request. 

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Another problem Wilzbacher observes is a lack of communication and advance planning, which she said results in people burying their heads in the sand and believing the system will take care of it. “And then a crisis happens,” she said. “A fall, dehydration, heart issues …”

Rachael Price and Sarah Wilzbacher of Anam Cara Caregiving chat during a work meeting. The Lander nonprofit offers in-home caregiving services. (Katie Klingsporn/WyoFile)

And suddenly, an individual or family is forced to figure it out under duress. In that case, options are limited. A common outcome is that a family member becomes a caregiver. Nationwide, the care family members provide is equivalent to the amount of work done by about 17% of the nation’s full-time workers, a 2026 AARP report found.

Some 23% of adults in Wyoming are family caregivers, according to AARP data. That equates to about 106,000 people, said Sam Shumway, former AARP Wyoming state director, “which is a huge number.” 

Unpaid caregiving can strain budgets, pull people out of the workforce and cause significant emotional and financial distress, Shumway told WyoFile. Family caregivers handle everything from grocery shopping to complex medical tasks, often with little training. About 80% of caregivers pay out of their own pockets to meet loved ones’ needs, according to AARP. 

And because their efforts keep patients out of nursing homes, and Medicaid pays for the majority of nursing home stays, Shumway said, “these caregivers are providing a tremendous benefit — not only to the person that they’re caring for, but to the state of Wyoming. And it just goes unnoticed.”

Rachael Price, the co-executive director of development and strategy for Anam Cara in Lander, knows firsthand the impacts caregiving can have. When her own mother became severely ill and moved in with Price’s family, Price quit her former job to care for her full-time. “And that has this cascading effect,” as the family budget shrinks, social security contributions are reduced and stress mounts.

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Of course, there is a third scenario, that of a person in need of care who doesn’t have family support. The social safety net of Medicaid will catch those folks. But eligibility requirements mean they have to essentially spend all their money before they can access its services.

And when a person doesn’t have enough family support, doesn’t qualify for Medicaid and can’t afford private care, the outcomes can be awful, Price and Wilzbacher said. They have seen this unfortunate scenario lead to poor hygiene, dehydration, malnutrition, squalor, erratic medication, chronic medical problems and regular ER visits.

“It’s heart-wrenching, the deficit that people live with,” Price said. 

The lucky 

When Walt Rogers was trying to figure out how to care for his sister, the siblings were fortunate that she had savings. He contacted a home-health company, but it did not offer the kind of non-medical assistance, like linen changing, that would ease her life at home, he said. The company referred them to Anam Cara, and they enlisted its help.  

An Anam Cara employee began visiting Judy Rogers to help with small tasks. Rogers, who had grown accustomed to living alone with her cat, was skeptical at first of a stranger entering her home. 

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A whiteboard displays the weekly schedule of caregivers who assist Judy Rogers, who moved from her Lander home of 50 years into an apartment at the Mountain Vista Retirement Residence. Phone numbers have been obscured to protect privacy. (Katie Klingsporn/WyoFile)

Walt Rogers was insistent, and before long, his sister enjoyed the visits. A caregiver helped make sure she was getting nutritious food, administered her insulin and other medication, shuttled her to physical therapy and kept tabs on her for regular reports to her brother. And when he persuaded his sister that her house was unmanageable, an Anam Cara caretaker helped her pack up her belongings. 

After selling the house, Rogers had a nest egg to pay for rent at an independent living apartment in a retirement facility, which offers perks like daily meals and home maintenance. When she moved in two years ago, Anam Cara caretakers came with her. These days, the 82-year-old keeps busy visiting with neighbors, playing bingo, attending coffee time and other activities. Caregivers come in three times daily to help her with meals and manage things like showers.  

Since Christmas is her favorite holiday, Judy Rogers decided to keep her apartment in Mountain Vista Retirement Residence decorated year-round. (Katie Klingsporn/WyoFile)

“This has been a blessing right here,” Walt said in May, gesturing around Judy’s apartment. He was in town to visit his only sibling — they bantered good-naturedly, their strong Massachusetts accents seemingly amplified by each other’s company. 

Although Judy Rogers misses her home, she enjoys her new apartment and the social opportunities it brings. She’s especially lucky to have such a good brother, she said. “All my friends want to adopt him,” she said, laughing. 

A different approach

Wilzbacher, who has a background in nursing, psychotherapy and end-of-life care, started Anam Cara after moving to Lander from Colorado and identifying that elder care options were extremely limited. The name Anam Cara refers to an ancient Celtic concept that focuses on holistic and compassionate end-of-life care. 

What started as a one-woman service quickly grew. One patient, whom Anam Cara helped through his final days in his home, bequeathed his assets to the company. That spurred Anam Cara to morph into a non-profit. 

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Liz Hardwick plays a gong during a sound bath meditation at the Bhava Shala in Lander that Anam Cara offered to area caregivers. The event was part of a free series aimed at supporting family members and those who spend much of their time caring for others. (Katie Klingsporn/WyoFile)

By raising money through grants and fundraising, Anam Cara subsidizes the cost of care, which allows it to charge much less than the $50-per-hour it costs to operate, Wilzbacher said. The aim is to help clients retain dignity and receive quality care in what is a crucial life chapter. 

“This community is very lucky to have an organization like Anam Cara to care for people like my sister,” Walt Rogers said. “To have this resource, it’s tremendous. They’ve made my sister’s life a lot better.”

Even with Anam Cara, gaps remain, Wilzbacher said. Medicare and Medicaid are subject to a barrage of restrictions or threats of cuts that are hard to keep up with. Wyoming’s rural health system is short on specialists like neurologists and dermatologists, and the same can be said for palliative care and memory care facilities. 

“We don’t have the specialties that help people age with dignity and intention, and to craft their advance directives,” Wilzbacher said. Help with this legal document, which specifies preferences for medical care should someone lose the ability to communicate or make decisions, is “another piece that’s missing in rural communities.”

DISCLOSURE: The author’s family members became clients of Anam Cara during the course of reporting this story. -Ed.

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This article was originally published by WyoFile and is republished here with permission. WyoFile is an independent nonprofit news organization focused on Wyoming people, places and policy.





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