The Insurance Dilemma for Buyers and Sellers

     Bottom Line Up Front

Insurability in Jackson Hole is no longer just about home value — it is about wildfire risk. Roof material and condition, distance to a responding fire station, defensible space, and road access can each determine whether a home can be insured at all.

• Roof: Must be non-combustible and in good condition — no wood shake, no failing asphalt shingle, no rusted/missing metal roofing.
• Fire station distance: Aim for within 10 miles of a responding station.
• Hardscape: A noncombustible 5-foot buffer immediately around the home and any detached structures.
• Defensible space: A cleared 30–50 foot zone beyond the hardscape, free of dead brush, stored firewood, and low tree limbs.
• Limbs & shrubs: Nothing should be touching the house.
• Access: Single-road-in/out subdivisions in high wildfire zones face the toughest odds.

Get a wildfire zone determination from an insurer before listing — it can materially affect timeline and closing.

Q. What is an acceptable roof?

Any roof that is non-combustible and in good shape. A bad roof includes: a wood shake/shingle roof; an asphalt shingle roof that is lifting, curling, or experiencing granular loss; or a metal roof with missing grommets/screws or heavy rust.

Fire-retardant roofing products that mimic the look of wood shake — and are generally acceptable — are made by Cedur, Brava, and DaVinci.

Q. How close do I need to be to a fire station?

It varies by insurer, but the safest bet is to be within 10 miles of a responding fire station.

Q. What is hardscape?

The noncombustible first 5 feet surrounding the home, as well as any detached structures. This can be river rock, stone pavers, a concrete pad, bare dirt, or pea gravel.

Q. What is defensible space?

The first 30–50 feet beyond the hardscape, kept free of dead underbrush, stacked firewood, and trees with limbs within 10 feet of the ground.

Firewood storage: Move firewood inside the garage. No storage on decks, patios, or anywhere near the property.

Q. Do tree limbs and shrubs need to be trimmed back from the house?

Yes. Tree limbs and shrub limbs should not be touching the house.

Q. My home is in a wildfire zone and has a wood shake roof — what now? Deal-Breaker.

 Replace it. The home will not be insurable in its current state and most likely will not close.

Q. How do I find out if my home is in a wildfire zone?

Your insurer can determine whether the home is in a wildfire zone and, if so, what degree of that zone applies. This should be obtained before listing the home.

Q. My subdivision only has one road in and out — can I get insurance?

Most likely not, if the subdivision is in a high wildfire zone.

This sheet is intended as general awareness for buyers and sellers. Insurability is determined by individual carriers and can vary — confirm specifics with a licensed insurance agent before listing or writing an offer.

Wildfire risk in Jackson Hole doesn't just affect homes near the trees — regional events, even fires as far away as California, can move the entire insurance market. It's a complex, fast-changing picture.

The Trinity Team works directly with local insurance professionals who understand this market, and we build insurability checks into how we prepare a listing and guide a purchase — so surprises show up early, not at closing.

Talk to us before you list or write an offer.

Andria Clancy — Broker / Owner 2020 Realtor of the Year

Jamie Turner — Associate Broker 2026 Realtor of the Year

Emily Castillo — Broker Assistant / Sales Person

140 E Broadway, In the Courtyard · Jackson Hole, WY

Phone: 307.413.5892 Email: clancy@trinityjh.com Website: trinityjh.com