Wyoming
Wyoming’s Housing Market Is Starting To Look A Lot Like California’s
Wyoming loves to pick on California for its many perceived (or real) flaws, but there’s something the Cowboy State has in common with the Golden State of late, and it’s not a good thing.
That something is what a Harvard economist calls an “inelastic,” or rigid, housing market.
The similarity between California and Wyoming’s housing market was glaringly apparent on a map created by Harvard Growth Lab economist Eric Protzer, which he shared at a recent meeting with Albany County community leaders who are grappling with unaffordable housing in the Laramie region.
“Elasticity is a fancy word or whatever, but what it really means is, if you’re looking at a period of price growth when prices go up 100%, for example, how much does housing supply go up?” he said. “So, there are some places where prices will go up, but then the supply of housing will also rise, which helps to mitigate that growth of prices.”
Then there are other places where prices go up, and supply doesn’t budge.
“Probably the most notorious example is like San Francisco, where housing prices will go up a lot and supply won’t budge at all,” Protzer said. “And that’s a really bad situation to be in, because it means that supply, for some reason, is not responding to demand.”
When supply stops responding to demand, it creates an inflation escalator that will keep driving costs up and up.
If the situation continues, housing prices become disconnected from area salaries. That in turn makes it difficult for businesses in that economy to attract new workers if it wants to grow and expand.
That’s long been the situation for places like Jackson Hole in Wyoming. But now it’s happening in many communities across Wyoming, too.
Based on Protzer’s map, there are really no unaffected areas in Wyoming anymore. Every county in the state shows at least some degree of inelasticity in their markets, based on his calculations.
“Statistically, if you take things into account like the population, the income level, and the remoteness, almost every county in Wyoming, including here’s, Albany County,” he said, gesturing at his map. “The prices (in Albany County) are above what you would expect it to be for a town that is like Laramie, given that it’s a small remote place with a certain income level.”
House Hunting In Laramie Was Harder Than Expected
That inelasticity in the marketplace is something both Vinicius Bueno and Connor Christensen experienced, when they went looking for a place to live in Laramie.
The two policy and economic analysts work for the Wyoming Business Council and had settled on Laramie as the place where they wanted to reside.
Bueno chose Laramie because of the university, which he felt made the population younger and closer to his own age. Plus, its population is more international, which, as someone from Brazil, interested him.
“I think it seems to be like a prettier city,” he added. “It’s nicer to have mountains in the background.”
The town has lived up to those expectations, but Bueno hasn’t been able to find what he was looking for in Laramie in terms of apartments.
“Most of the apartments that exist here are for students,” he said. “So, it was difficult to find apartments close to downtown for people who already graduated and are a little older.”
Bueno prefers not to own a car and to walk everywhere instead. Because of that he was hoping to live close to downtown.
“So, I now live in the Point, which is student housing, but without a car,” he said. “So, it’s difficult for me to go downtown. I had to kind of make a tradeoff between living close to the supermarket and rec center or downtown. I would love to be downtown to enjoy all of the shops and restaurants that exist there, but I wasn’t able to do that.”
That was despite searching for something more suitable for a few months.
Likewise, Christensen, who now rooms with Bueno, chose Laramie because he felt the university atmosphere would better suit his wife than other places in Wyoming.
He wanted to find a starter home in Laramie but soon found they were all out of reach for his salary.
“My wife is still in Chicago, where I moved from, so I’m waiting for her to get a job out here,” he said. “Once that happens, we’ll be more open to buying a house in Laramie.”
Even then, he believes the couple will probably be getting less house for the price than they had expected, based on prices back home.
“I think there’s stuff out there for like $275K, $300K, which is probably where we’re at,” he said. “I thought housing would be a lot cheaper here than it is.”
Christensen has continued to watch the real estate market in Laramie, just to keep tabs on what’s out there. He’s noticing a lot of competition. Places in the price range he’s after tend to go fast, which means a rapid response is going to be necessary. It also suggests to him that he could be rapidly outbid by other buyers.
“There’s a lot of room for improvement here for housing,” he said. “But once (my wife) is here, then we can assess how much she’s earning with the job she gets over here and figure out where we’re going to be.”
Housing Outpacing Economic Fundamentals
Protzer agreed with Christensen’s sense that prices in Laramie are surprising, though Laramie’s not the only Wyoming community where he sees that trend.
“Housing prices are above what you would statistically expect, given the economic fundamentals of what you observe in Wyoming,” he said. “If you take into account things like population, the income levels, and the remoteness, (prices in) almost every county in Wyoming, including Albany County, are above what you would expect. And prices are above what you would expect them to be for a town that’s like Laramie, given it’s a small remote place with a certain income level.”
What that comes down to, Protzer said, is a shortage of supply that’s no longer being addressed by the marketplace.
“This is something that sometimes there’s public skepticism of in the housing market,” Protzer said. “People, for some reason, don’t believe that supply shortages lead to high prices (in housing), which economists find very baffling. You know, you can think of other issues. You might have seen in the news recently how beef prices are increasing in the U.S. and the reason for that is because head of cattle have been decreasing. You’ve got a supply shortage and so price has been rising. There’s a lot of research that says this is also true about housing.”
With five, six, seven people competing to buy the same place, that quickly ratchets up prices, Protzer said.
“Poor supply is linked to price growth,” he said. “And an increase in supply mitigates that.”
Letting The Market Decide Lot Sizes
While it may seem like an intractable problem, Protzer said some communities are having much better success when it comes to meeting housing demands in their communities, and those successes have been linked to getting rid of regulations that are choking off housing development and making it too expensive.
One of the economist papers done on the topic recently found that a “one standard deviation increase in regulatory supply constraints led to 10% faster house price growth,” Protzer said.
Chief among the growth-inhibiting regulations are rules that set minimum lot sizes, Protzer said.
“There’s a couple of really striking findings in the economic research on this … in Massachusetts,” Protzer said. “And they found that the imposition of minimum lot sizes increases housing prices from 20% to 40%.”
Communities that do get rid of minimum lot sizes and let the housing market set lot sizes instead see an almost immediate increase in the housing market’s response to demand, Protzer said.
Success In Cheyenne
Often times the concern with elimination of minimum lot sizes is that it will result in inappropriately small lot sizes.
But that’s not what happens, Protzer said.
People in the marketplace will still demand a reasonable amount of land come with their new homes. An artificial requirement, meanwhile, cannot adjust with what the marketplace wants and can afford.
That’s playing out now in Cheyenne, which has eliminated minimum lot sizes, as well as several other regulations that were just making houses too costly to build.
“That’s led to a bit of a surge in housing supply over there,” Protzer said.
Cheyenne Mayor Patrick Collins confirmed that and said his city is seeing almost double the number of permits year to date as compared to the same period last year.
“I think we are going to see the largest number of building permits for housing since the UDC was established,” Collins told Cowboy State Daily.
Cheyenne’s Uniform Development Code set standards for how big a house could be, what percentage of an apartment building could cover the land, how big lot sizes had to be, how much stone had to be included, as well as several other factors that were adding hundreds of thousands of dollars to the cost of housing developments.
Cheyenne’s minimum lot size used to be 7,000 square feet.
“We now have no minimum lot size,” Collins said. “And we have a developer now planning to build on 2,750-square-foot lots. We also reduced our parking requirements to hopefully see one-bedroom and efficiency apartments being built.”
That’s already attracted a project that will build 46 one-bedroom apartments in a new building, Collins said.
“It’s just incredible,” he said. “A lot of the work we did we are starting to see developers taking advantage of it.”
Renée Jean can be reached at renee@cowboystatedaily.com.
Wyoming
Idaho semitruck driver involved in fatal accident at Wyoming FlyingJ – East Idaho News
The following is a news release from the Wyoming’s Rock Springs Police Department:
ROCK SPRINGS, Wyo. — The Rock Springs Police Department is investigating a fatal incident that occurred early this morning in the parking lot of the Flying J Travel Center.
At approximately 5:00 a.m., a Flying J employee was working to direct commercial vehicle traffic within the lot. Initial findings suggest that as one semitruck began to move, the employee was positioned between that vehicle and a second stationary vehicle. The employee was subsequently pinned between the two units.
Rock Springs Fire Department and Castle Rock Ambulance arrived on the scene and coordinated life-saving measures. Despite the rapid response and medical intervention, the employee was pronounced deceased at the scene.
The identity of the deceased is being withheld at this time pending the notification of family members.
The driver involved in the incident, a resident of Idaho, remained on-site and has been fully cooperative with investigators. Following an initial statement and questioning, the driver was released. While the investigation remains open, the incident currently appears to be a tragic accident.
We extend our deepest condolences to the family of the deceased and the staff at Flying J. We also want to commend the rapid response and professional life-saving efforts coordinated by Rock Springs Fire and Castle Rock Ambulance during this difficult call.
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Wyoming
Wyoming Gov. Mark Gordon won’t seek a third term. He won’t rule out running for other offices, either
(WYOFILE) – Wyoming Gov. Mark Gordon will not seek a third term, his office announced Thursday. However, the two-term Republican governor has not ruled out running for another office.
“He’s still kind of exploring his options,” Amy Edmonds, Gordon’s spokesperson, told WyoFile.
As candidates across Wyoming have announced bids for various statewide offices in recent months, Gordon has been tight-lipped about his own plans, leading to speculation that he would put the state’s gubernatorial term limits to the test.
In two opinions about a decade apart, the Wyoming Supreme Court ruled that term limits on legislators as well as on most top elected positions in the state were unconstitutional. While the high court has not addressed the qualifications for governor, it’s been widely suggested that a court challenge would be successful. Such was the discussion in 2010, when Democratic Gov. Dave Freudenthal ultimately chose not to seek a third term.
There’s also been speculation that Gordon may run for Congress, which he’s done in the past. In 2008, Gordon ran for the U.S. House of Representatives. He was ultimately defeated by Cynthia Lummis in the primary election. If Gordon seeks the seat in 2026, he’ll join a crowded field that has already attracted at least 10 Republicans. It’s possible he could also be eyeing a run for Wyoming’s soon-to-be open U.S. Senate seat — a choice that would pit him against Rep. Harriet Hageman, whom he defeated in the governor’s race in 2018.
Wyoming’s candidate filing period opens for two weeks at the end of May.
As for the rest of Gordon’s final term in the governor’s office, his “focus remains on essential pillars like supporting core industries, growing Wyoming’s economy, strengthening local communities and families, and safeguarding Wyoming’s vital natural resources,” according to the Thursday press release.
Starting in June, Gordon will set out on a series of community visits to “engage directly with citizens,” the release states, and is particularly interested in having discussions about “protecting our resilient property tax base that funds local services like education, fire protection, police services and others, as well as honoring local control, investing in our future through smart saving and continued stewardship of our wildlife, land, and water.”
The governor also pointed to the Aug. 18 primary election.
“You don’t have to be Governor to make a difference in Wyoming,” Gordon wrote. “Participating in elections is something all of us can do to make a real difference, and these conversations are important to have to ensure everyone makes informed decisions about the future of Wyoming.”
Whether Gordon will run for office is one lingering question — to what degree he will support other candidates is another.
In 2024, Gordon personally spent more than $160,000 on statehouse races, backing non-Wyoming Freedom Caucus Republicans who generally aligned with his positions on energy, economic diversification, mental health services and education.
While many of those races did not go Gordon’s way — the Freedom Caucus won control of the House — the governor is coming off a legislative budget session where lawmakers largely approved his proposed budget.
More specifically, the Legislature’s final budget came in about $53 million shy of the governor’s $11 billion recommendations after significant cuts were floated by the Freedom Caucus lawmakers ahead of the session. Many of those notable cuts — including to the University of Wyoming and the Wyoming Business Council — were ultimately rejected.
While Gordon applauded the final budget, he also said in March he was “saddened by some of the reductions,” including the Legislature’s decision to nix SUN Bucks, the summer food program that fills the gap for kids when there are no school lunches. Wednesday, however, the governor signed an executive order that will start delivering food benefits to Wyoming families as early as June.
Details for Gordon’s upcoming community visits will be posted to the governor’s website, according to the press release.
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Wyoming
(LETTERS) Wyoming Supreme Court judges, congressional responsibility, pregnancy and US involvement in the Middle East
Oil City News publishes letters, cartoons and opinions as a public service. The content does not necessarily reflect the opinions of Oil City News or its employees. Letters to the editor can be submitted by following the link at our opinion section.
Wyoming Supreme Court judge process better than federal’s
Dear Casper,
This letter is in response to Mr. Ross Schriftman’s letter to the editor from April 11. His opinion appears to be that the Wyoming process of selecting Wyoming Supreme Court justices is somehow flawed. Justices are selected through a merit-based assisted appointment process. When a vacancy occurs, a seven-member Judicial Nominating Commission recommends three candidates to the governor, who appoints one.
Appointed justices serve at least one year before standing in a nonpartisan retention election for an eight-year term.
The commission consists of the chief justice as chair/tie-breaker, three attorneys selected by the Wyoming State Bar and three non-attorneys appointed by the governor. The governor must select one of the three nominees provided by the commission to fill the vacancy.
After serving at least one year, justices stand for retention in the next general election. Voters cast a “yes” or “no” vote. If retained, the justice serves an eight-year term.
Candidates must be U.S. citizens, Wyoming residents for at least three years, licensed to practice law, and have at least nine years of legal experience. Justices must retire at age 70.
U.S. Supreme Court are appointed for life!
I would offer that the Wyoming process is superior to that of the U.S. Constitution. Voters are involved the process, which we are not at the federal level.
Wyoming justices can be impeached and removed from office by the state House of Representatives and Senate.
Michael Bond
Casper
Wyoming delegation must answer for President Trump’s Iran policy
Dear Casper,
Sent this to each of our Wyoming congressional delegates. I lived in Montana for years. These are the questions the Daily Montanan asked of their elected congressional representatives.
I ask the same questions of our Wyoming delegation. Montana got no answers. I doubt that we will either.
- President Donald Trump has continued to threaten to hit targets that would affect or kill civilians in Iran. Do you support his stated objectives and deadlines?
- Are you concerned that some of these targets could be construed as attacking civilians and therefore become war crimes?
- Do you have any concerns about wiping out an entire civilization, as Trump has threatened?
- If these are only rhetorical threats, what does that do to our stature in the world when we make threats, but don’t follow through with them?
- Polls have continued to show more than a majority of Americans do not support the efforts against Iran. Why do you support the effort?
- If you do not support the effort in Iran, at what point would you support Congressional intervention or oversight on the issue?
- Have you been briefed and do you believe that there are clear objectives in this war with Iran, and how can you communicate those with your constituents?
- The U.S. has repeatedly criticized Vladimir Putin and Russia for its invasion and treatment of the Ukrainian people and it sovereignty. How does that differ from America’s “excursion” into Iran?
- What is your message for Montanans who are seeing gas prices and the cost of living generally increase?
- Last week, President Trump said that America doesn’t have enough money for healthcare and childcare; further, those things must be left to the individual states in order to fund the military? Do you agree?
- President Trump continues to boost military budgets and request additional funding for the war in Iran. Do you support these?
Tami Munari
Laramie
Pregnancy is personal, not political
Dear Casper,
The recent Wyoming Supreme Court ruling, which affirmed abortion is health care, has caused some who disagree with the ruling to attack Wyoming’s judicial system.
In an opinion letter, candidate Ross Schriftman facetiously writes, “…our God-given First Amendment right of free speech does not apply when criticizing our fellow citizen judges.”
This is the first flaw in his logic because the Constitution was not written by God, therefore the right of freedom of speech was thought up and written by men. God is not the author nor guarantor of personal freedoms — our Constitution and judicial system are.
The second flaw in his argument references a letter signed by 111 professionally-trained, experienced, and well-respected Wyoming judges and attorneys explaining how the courts arrive at their rulings. It is illogical to claim we are all “citizen judges” because even though citizens have a constitutionally-guaranteed right to an opinion, it does not make every citizen a legal expert. The judges’ and attorneys’ excellent letter speaks for itself.
Mr. Schriftman claims the Supreme Court, “… create(d) an absurd definition of health care to include the intentional murder of pre-born human persons; something they did to justify overriding the equal protection clause… .” This logic is flawed because it is based on a conflation of an obsession with “pre-born human persons” and equal protection under the law.
There is significant disagreement on the issue of fetal personhood and who gets to determine it: the doctors? the lawyers? the pregnant woman? the anti-choice crowd?
Many understand and appreciate it has taken women almost 200 years to gain and keep Equal Protection Under the Law, and the disagreement over who is legally, materially, and morally responsible for a fertilized human egg has always been part this historical struggle. But it was the Roe v. Wade Supreme Court decision that finally established a constitutional right, for women and men, to private health care decisions and, since pregnancy is a health condition, that included abortion.
Even though it wasn’t explicit, Roe also effectively affirmed that bestowing of “personhood” is a private determination to be made by the pregnant woman and her God. But, sadly, here we are again, dealing with folks who mistakenly believe they have a right to interfere in someone else’s pregnancy.
The Rev. L Kee
Casper
Why does the U.S. keep troops in oil producing countries?
Dear Casper,
There are two facts that don’t ever seem to be considered by our government that cost us dearly.
Osama Bin Laden said the stationing of U.S. troops in the Middle East was the reason Al Qaeda attacked us on 9/11. Does the U.S. believe that the oil producing countries in the Middle East will only sell us oil if we force them to by stationing troops there? I’m not aware of any other countries that believe that.
The other fact is, the U.S. is the only country to ever use a nuclear weapon offensively. There are several countries that have nuclear weapons, including North Korea. The reason countries have been reluctant to use nuclear weapons is MAD, mutually assured destruction. Consequently, is it reasonable to expect Iran, should they develop a nuclear weapon, to attack the U.S., knowing that our superiority in nuclear capability would assure the complete destruction of their country? It clearly would be suicidal for them to do so.
But, just to be cautious, rather than destroying the entire country to deter Iran from acquiring a nuclear weapon, wouldn’t it make more sense to destroy their nuclear infrastructure?
Bill Douglass
Casper
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