July 27 Real Estate News

Westbank Condominiums Simplify Ownership

Aspens and Racquet Club units epitomize current market offerings.

by Staff Writers

Condominiums at the Aspens and the Jackson Hole Racquet Club remain a consistent fixture in the area’s real estate market. Their convenient access to the dining and amenities of the Westbank Center, and central location between Wilson and Teton Village makes these units highly-desirable  for both residences and income-producing rental properties alike.

Quick summer access to Grand Teton National Park is available via the less-traveled Granite Canyon Entrance Station on the Moose-Wilson Road, as are the renown multi-season activities and dining of Teton Village. The neighboring Teton Pines Country Club offers golf and racquet sports in the summer, and is home to the Teton Pines Nordic Center for groomed classic and skate skiing during the winter months.

Unit 7-1-2 in Jackson Hole Racquet Club’s Alpine Fir building is truly unique among condominiums in the Wilson area. Originally intended as two individual one-bedroom condos, the units were combined during construction to create a distinctive two-bedroom, two-bathroom ground floor residence. The condo underwent a complete, contemporary renovation in 2021 that provided both an aesthetic update as well as structural enhancements that include new exterior doors and windows, insulation and soundproofing.

Unit 7-1-2 in the Alpine Fir building of the Jackson Hole Racquet Club offers a truly unique and completely renovated floor plan comprising two bedrooms and two bathrooms amid 1,572 square feet.

The condominium’s floor plan comprises 1,572 square feet with an open and bright combined kitchen and living area that opens to the patio via dual sliding doors. Dark stained posts, beams, doors and trim provide a visual counterpoint to the unit’s bright white walls, kitchen cabinets and countertops. Efficient updates like cove heating, and a built-in office nook help to further maximize the available space. 

In addition to the two traditional bedrooms, the residence’s versatile accommodations extend to include a bunk room with convenient under-bed storage, and a custom-upholstered day bed in the living room.

The spacious, single-level condo is offered to the market tastefully furnished. Its resort zoning allows for true flexibility of ownership as short-term rentals are permitted.

The Strawberry building is the newest construction among the Aspens condominiums, having been completed in 2010. Unit 39-2-4 is a three-bedroom, two-bath residence of 1,138 square feet. The end unit features numerous postmodern design elements. A curved metal staircase and angular fireplace accent the unit’s living room. Geometric relief features adorn the tall, pitched ceiling and curves and angles are reflected through interior design elements of this Berry Patch condo.

Also located within the Racquet Club, Hollyhock 20-1-1 is a one-bedroom, one-bathroom ground floor end unit located just north of the Aspens Market. The updated, fully-furnished unit is 735 square feet and benefits from a strong rental history—making it ideally suited for a first-time homebuyer or a rental property in Jackson Hole.

A light-filled one-bedroom, one-bathroom unit,  Hollyhock 20-1-1 has a strong rental history for short-term rentals.

White-painted wood paneled ceilings reflect window light from the condo’s generous windows throughout the interior. Natural wood accents, a central stone fireplace and hardwood floors provide a rustic warmth to this quintessential Jackson Hole ski condo.

June 29, 2022 Real Estate News

Northern Building Sites Emphasize Iconic Skyline

Teton and Gros Ventre panoramas define parcels just north of town.

by Staff Writers

The Jackson Hole valley is defined by the mountain ranges that surround it—primarily the iconic Teton range on the west, and the wild Gros Ventre to the east. The majority of the Tetons are encompassed within Grand Teton National Park, while the Gros Ventre are one of several  expansive ranges within  the Bridger-Teton National Forest. Together, these vast public land holdings, along with numerous other federal and state-owned lands define an estimated 97% of Teton County, Wyoming.

Given the incredibly rugged, and occasionally unforgiving nature of the landscape in Teton County, the majority of buildable land and the area occupies the valley floor. The Jackson Hole region benefits from the strong adoption of private conservation tools as well as public preservation, with conservation easements protecting migration corridors, habitat, and viewsheds from additional development. A few thousand acres of private lands hold on to the ranching and agricultural traditions of the valley. 

The remaining undeveloped residential land within the county, with all of these factors taken into account, lies well below a fraction of a percent. While filtered Teton views are found throughout the valley, unobstructed panoramic mountain vistas are predominantly a feature of the subdivisions and building sites located between the town of Jackson and the southern boundaries of Grand Teton National Park.

Panoramic views of the Tetons and an easy-to-build 4.23-acre lot make this lot on Vista Lane in the Elk Ridge subdivision the ideal location for a home north of Jackson.

Elk Ridge is a small, ten-parcel subdivision located off Sagebrush Drive and accessed via the Gros Ventre junction. Within the subdivision, 6550 Vista Lane provides full panoramic views of the Tetons and a level, easy-to-build 4.23-acre lot with the potential to build a main home and separate guest home. Cross-valley views of the Gros Ventre from the home site include the signature Sheep Mountain and Jackson Peak views. The subdivision’s central location lies only minutes from the town of Jackson, and is roughly equidistant to the southern entrance to Grand Teton.

Just to the southeast is the subdivision of Fairway Estates, which is adjacent to Jackson Hole Golf and Tennis Club. Here, 250 E. Sagebrush Drive offers a flat perimeter lot comprising 3.63 acres. Expansive Teton views include the Grand and surrounding peaks through to the Jackson Hole Mountain Resort to the south, and Sheep Mountain’s distinctive silhouette is visible to the east. The neighborhood is enhanced by its own community water system.

A corner lot in the nearby Bar-B-Bar Meadows neighborhood offers 1.51 acres with full three hundred and sixty degree views. 147 acres of protected open space adjacent to the property ensure unobstructed mountain views and serve as a migration corridor for wildlife.

An elevated parcel of just over one acre on the northern end of East Gros Ventre Butte provides viewsheds ranging from Mount Glory in the southern Tetons through the Cathedral Group.

The northern end of East Gros Ventre Butte provides an elevated location for an active listing  on the aptly-named Grand View Road. 1025 E. Grand View is just over an acre with end-of-the-road privacy and views that extend over hundreds of acres of ranch land to the Tetons beyond. The parcel is not subject to any restrictions of a subdivision or a homeowners association, and future building opportunities are eased by an existing well on the property, plans and preliminary siting discussions with the county.

Within a segment of the valley that is renown for its views, these available parcels provide an ideal balance of convenience and privacy from their central locations. Each presents the opportunity to design your ideal vision of a Jackson Hole home with its iconic peaks as the focal point.

May 25, 2022 Real Estate News

Buyer Demand on the West Side of the Tetons Surges

Available home inventory tightens, but high quality opportunities exist.

by Staff Writers

Teton Valley, Idaho has often earned the monikers of the “quiet side of the Tetons” or the “sunny side of the Tetons.” Regardless of the descriptor used, Teton Valley, and the west side of the Tetons, is having a moment.

While Teton Valley may occasionally be overshadowed by its flashier neighbor to the east, the west slope communities enjoy it that way. Over the course of the last decade the valley has transformed into a destination all its own, helping to drive an extraordinary demand for real estate.

There were 1,154 properties that sold during 2021 within the Teton Valley communities of Victor, Driggs and Tetonia in Idaho and neighboring Alta, Wyoming. By way of comparison, pre-pandemic sales from 2019 totaled 586 units on what had otherwise been a steady, if gradual, multi-year increase.

The average sale price of a Teton Valley home in 2019 was $522,000 and leapt to $1,087,693 by the end of 2021. Total sales volume within the region during the same period rose from $182M to over $629M. While current inventory levels remain somewhat constrained in the first half of 2022, several new listings offer the opportunity to call eastern Idaho home.

A four-bedroom, four-bathroom home in Victor’s Teton Springs development features an open-concept floor plan that encompasses thirty-three hundred square feet with recent updates throughout.

Located just south of Victor, Teton Springs has long been heralded for what the planned development and golf club amenities have offered within Teton County, Idaho and has set the standard for the area’s real estate. A four-bedroom, four-bathroom home at 45 Scott Drive has recently been brought to market and is conveniently offered furnished. An open-concept floor plan centers the home’s primary living spaces around a dual-sided fireplace and provides exceptional opportunity for entertaining. A two-story cathedral ceiling and expansive windows flood the living area with light. Seamless oak flooring unites the home’s expansive kitchen, dining and living areas. Each of the thirty-three hundred square foot home’s bedrooms are configured as suites, and the property has undergone thoughtful updates throughout.

4 Hastings Drive is sited to fully capture the valley’s sunsets over the golf course’s seventh tee box to the Big Hole mountains beyond, and includes a southwest-facing patio with stone fire pit.

74 Hastings Drive, also in Teton Springs, is located on the seventh tee box of the Bronze Buffalo Sporting Club at Teton Springs Resort and the live water of Warm Creek. The home is sited to fully capture the valley’s sunsets over the Big Hole mountains, and a southwest-facing flagstone patio and fire pit are ideal for enjoying the cool mountain evenings. No detail was overlooked—from the four-bedroom, three-thousand square foot home’s cedar and flat stone masonry exterior, timber post and beam interior accents, to the extensive custom cabinetry and built-ins. The home provides turn-key convenience as a furnished offering.

Northwest of Victor, in the Buckskin Ranch subdivision, 6515 Wild Mustang Trail has recently come onto the market. The thoughtfully designed property features a three-bedroom rustic contemporary home with a detached one-bedroom guest apartment and two-car garage on its two and a half acres. Mature landscaping, a fenced yard and a variety of outdoor living spaces enhance the property, whose central valley location affords expansive panoramic views.

A newly listed three-bedroom rustic contemporary home in Victor features a separate one-bedroom guest apartment. Outdoor living spaces, mature landscaping and panoramic mountain views enhance the property’s end-of-the-road location.

Inside, clean and modern design elements accentuate the main home’s open floor plan. Wide plank floors are featured throughout the first floor and walnut cabinetry accents the eat-in kitchen and wet bar. Expansive quartz countertops, high-end appliances and a walk-in pantry make cooking a joy—or take meal prep outside to the built-in grill station on the deck. Oversized sliding glass doors extend the home’s first floor living spaces onto the wrap-around deck and east-facing patio beyond for the ultimate versatility and multi-season entertaining potential.

Everyday functionality is enhanced via a second living room that adjoins the three upstairs bedrooms and includes an additional loft. Downstairs, and adjacent to the porch, a side entry leads into a combination mudroom with laundry facilities complete with the practical addition of a custom pet washing station. This Victor property epitomizes practical contemporary mountain home design.

Demand in Teton Valley continues to outpace the available inventory as interest in the area’s real estate grows and high-quality inventory is rapidly absorbed. By the end of the first quarter of 2022, the average single family home price reached $1,198,126—a more than forty-two percent increase from the same time the prior year. Whether it’s turn-key opportunities in the renowned Teton Springs, or a unique rustic contemporary home—Teton Valley’s real estate market continues to offer high-value opportunities for homeownership in the Tetons.

Teton Valley Real Estate Market Report | Q1 2022

Teton County, Idaho — Q1 2022

After two years of unprecedented growth, it might be time to rethink Teton Valley’s “Quiet Side of the Tetons” moniker.

While hindered by a shortage of listings for sale, the Teton Valley, Idaho and Alta, Wyoming market saw a 27% decline in transactions for Q1 2022 (214 sales in 2022 vs. 293 sales for the same period last year). At the same time, however, the market managed to outperform the first three months of 2021 in dollar volume by posting $118.2M in sales for Q1 2022 (or a 24.3% increase year over year). 

Part of the disparate stats lies in the upper end of the Teton Valley market. While listings greater than $1M only accounted for 11.2% of all transactions (or 24 sales out of a total of 214 in Q1 2022), the greater-than-$1M market segment generated 42.5% of the overall dollar volume for the last three months. 

 Condo and townhome sales also stood out as a statistical outlier for Q1 2022. Not only were year-over-year transactions up 118.8% (or 35 transactions so far this year vs. 16 sales for the same period last year), but dollar volume in both Victor and Driggs for this market segment was also up substantially from 2021, due in part to the success of the new Moraine Square development in Driggs (and where 15 units sold in Q1 2022).

Vacant land sales, however, continue to define the Teton Valley market. While transactions dipped 36.5% in Q1 (or 134 transactions thus far in 2022 compared to 211 sales last year), the complementing dollar volume was up 10.4% to $47.9M.

Continue reading “Teton Valley Real Estate Market Report | Q1 2022”

Jackson Hole Real Estate Market Report | Q1 2022

Teton County, Wyoming — Q1 2022

By most accounts, a mediocre ski season did little to slow the pace of the Jackson Hole real estate market for the first three months of 2022. A lack of inventory, however, resulted in a 56.9% decrease in transactions and a 48.4% drop in overall dollar volume compared to the same period in 2021.

But ask any buyer currently searching for a place to hang their hat in Jackson Hole, and they’ll probably tell you that they wished they purchased something last year. The simple principles of supply and demand continue to push individual property values to record levels for NW Wyoming. 

For the first quarter last year, the median home sale was a 3,600 sq.ft., 4-bedroom home on West Gros Ventre Butte that sold for $2.9M. Fast forward twelve months, and the median price for a home has grown 37.9% to more than $4.0M (for a 2,700 sq.ft., 4-bedroom home with a guest house in East Jackson). 

But the statistics fail to tell the whole story. During the height of the Covid pandemic, more than 600 homes sold across the valley. Conversely, only 35 homes are currently on the market in Teton County. Many existing property owners are reluctant to put their home on the market for ANY price given lack of options for them to find a new domicile. 

Like the last two years, the upper end of the Jackson Hole market outperformed all other segments in Q1 2022. Sales volume for listings greater than $5M ($101.9M and which also only accounted for 23.7% of transactions) nearly eclipsed sales volume for all other price points ($104.1M).

With this dynamic in place, it seems inventory will remain low for the foreseeable future. All signs also point to another busy summer for valley, suggesting too that demand to call Jackson Hole home will remain strong for the rest of 2022.

Continue reading “Jackson Hole Real Estate Market Report | Q1 2022”

Duerr Brings Depth of Ranch Expertise to JHSIR

Jackson Hole Sotheby’s International Realty is pleased to announce that Steve Duerr has joined our team of trusted real estate advisors, bringing with him 35 years of real estate experience in Jackson Hole. Duerr is licensed in Wyoming, Montana and Idaho and is an experienced farm and ranch real estate specialist, while also closing many significant residential and commercial transactions.

In 2020, the Wyoming Stock Growers Land Trust, a statewide agricultural land conservation organization, invited Duerr to serve on their board of directors. Prior board appointments include positions with the Teton Board of Realtors® and Teton County Planning Commission. Duerr’s dedication to local organizations has extended to service as the Executive Director for the Jackson Hole Chamber of Commerce and for The Murie Center within Grand Teton National Park.

The Chamber of Commerce honored Duerr with the prestigious Power of Place trophy for his decades of dedication, working in Teton County to strike the right balance between commerce and conservation. This was exemplified by his work to successfully rename the North Park at the Greater Yellowstone Visitor Center to The Murie Family Park, in honor of Mardy and Olaus Murie. The renaming recognized their leadership legacy in founding the Wilderness Society, passing the Wilderness Act, and creating the Arctic National Wildlife Refuge.

Duerr has practiced law for 42 years and is a member of the bar in Wyoming and in his former home state of Minnesota. He is serving in his 33rd year as General Counsel for Lower Valley Energy, the member-owned regional energy cooperative. He previously served as General Counsel for Paul McCollister, the founder of the Jackson Hole Ski Corp., and as Senior Vice President for a regional bank.

Professionally, Duerr has been frequently recognized as a top-producing agent by annual sales volume. A selection of his notable recent farm and ranch transactions includes:

Dodge Ranch | Medicine Bow, WY | Listed for $23M
VandeWater Ranch | Wilson, WY | Listed for $56M
Trails End Ranch | Wilson WY | Listed for $6.6M
Beaver Creek Ranch | Daniel, WY | Listed for $28M
Bear River Ranch | Georgetown, ID | Listed for $6M
Thunder River Ranch | Laramie, WY | Listed for $22.5M
Heart K Ranch | Livingston, MT | Listed for $32M

Duerr attributes his ranch success in part to living close to the land on a big cow-calf ranch near Eureka, Nevada and on his former horse ranch near Cora, Wyoming. Also, while working for a large regional law firm, he has used his tax law degree to help farm and ranch clients with business, tax, estate, family succession and conservation easement planning. He has just completed the rigorous course work to become an Accredited Land Consultant (“ALC”) as designated by the Realtors® Land Institute.

Duerr has climbed the highest peaks in most of the states of the Northern Rockies. Also, horses and rodeo have been a passion of his family for decades. Steve and his wife Emy can often be found traveling from their home in Buffalo Valley to be with their seven grown children and eight grandchildren.

Jackson Hole Airport Reconstruction and Temporary Closure

“There has been a lot of confusion among the public regarding the upcoming closure at the Jackson Hole Airport,” said Jackson Hole Sotheby’s International Realty Associate Broker Ed Liebzeit, who also currently serves as Vice President of the Jackson Hole Airport Board—among numerous other appointments within the valley.

Those who have travelled in or out of JAC during the last several months are likely to have noticed that updates, repairs and prep work are already underway in various locations of the airport’s grounds in advance of the highly-publicized runway closure which will occur from April 11 through June 27.

The existing runway, which has been repaired four times since the 1970’s, is due for a full reconstruction. Contrary to some rumors, the runway is not being lengthened in the process and will maintain its current footprint. The project is anticipated to cost approximately $40M, and will be paid for exclusively via a combination of airport operations funds and federal grants.

Prep work for the project began during the summer of 2021. In an effort to increase efficiency for the project—and decrease some of the truck traffic necessitated by it—Jackson Hole Airport has invested in on-site asphalt and concrete facilities. As an additional incentive to ensure on-time completion of the project, the airport has guaranteed a $1M bonus to the contractor if the scope of work is accomplished by the June 27 deadline. Crews will be working twenty-four hours a day throughout the reconstruction project.

“It was essential to replace the runway, so we are using this time that the airport must be closed for significant improvements in both security screening and food service operations—all of which will provide a better experience for those using the airport…locals and visitors, alike.”

Ed Liebzeit
Vice President, Jackson Hole Airport Board

Concurrent improvement projects at the airport are underway, including the expansion of the security checkpoint facilities which began in January of this year. When complete, the expansion will add an additional screening lane and will allow for future incorporation of next-generation security equipment. Other improvements to the terminal will include the construction of two additional gates, which are anticipated to open in the late fall.

The airport terminal will remain open during construction in order to facilitate rental car operations, and terminal food service operations via the recently-introduced “Marketplace” in the southwest corner of the baggage claim area. April will see the demolition and reconstruction of larger restaurant facilities located behind security to allow for additional seating for Jedediah’s restaurant, which has operated within the Airport since 2006.

A commercial aircraft waits at the gate at the Jackson Hole Airport.

2022 Resort Report Now Available

2021 narrowly eclipsed the overall sales volume of the previous year, albeit on fewer transactions, to once again tally a new benchmark within the Jackson Hole real estate market. The frenetic pace of transactions accompanied a robust surge in tourism that aligned with an easing of pandemic restrictions across the country. Pent-up demand quickly absorbed already-reduced inventory levels and bolstered the existing seller’s market.

The latest collaborative, annual Resort Report from Sotheby’s International Realty affiliates provides a deeper look into the current market environments of the nation’s top ski resort communities—with a focus on single-family home and condominium sales. Trends witnessed in Teton County were echoed throughout the West.

Across the country, demand for resort living has continued to surge over the last two years. Brought on by the events of 2020 and pandemic lifestyle changes, consumers have begun to put a premium on their living situations, choosing to live where they want rather than where they need to. This shift in mentality and the ability to work and stay connected remotely led to a major migration from the city to resort regions throughout the Western United States…

JHSIR Agents Sweep “Best of Jackson Hole” Rankings

The “Best of Jackson Hole 2022” rankings were released yesterday, February 16th, and real estate agents from Jackson Hole Sotheby’s International Realty swept the rankings for “The Best Real Estate Agent” category. The annual ranking is a community-sourced recognition of the region’s favorite businesses, organizations and individuals across a broad spectrum of categories.

This year saw a couple of perennial favorites return to the top-three: Meredith Landino earned gold, Jill Sassi—silver, and Brett McPeak—bronze. After a brief hiatus from the rankings, Sassi and McPeak returned to positions that they held in 2019—the last time Jackson Hole Sotheby’s International Realty agents occupied all three of the top positions.

Other real estate agent rankings, like RealTrends’ “The Thousand” and “America’s Best,” rank real estate professionals based solely on the prior year’s sales data, and whether or not they sell as a part of a team. The Best of Jackson Hole leaves it up to the community to decide what criteria makes an agent rank among the best. With no direct reference to sales figures, featured agents are typically nominated with consideration for their personality, reputation, community involvement and other attributes as primary factors. Every voter has the opportunity to define what the superlative—”the best”—means to them.

“I am delighted that JHSIR swept the podium. It demonstrates that clients and friends value the brand. I love what I do, and am always looking for ways to solve real estate needs for clients and friends. I am grateful to those who voted for me.”

-Meredith Landino, Sales Associate

February 16, 2022 Real Estate News

Arts District West Redefines Modern In-Town Living 

New condominiums brings urban sophistication to the mountain west.

by Staff Writers

The latest condominium project within the town of Jackson broke ground in 2020 and is targeting completion within the latter part of 2022. Arts District West is a new mixed-use development from VESKCO, defined chiefly by its ten luxury condominiums at the corner of Glenwood and Simpson. The building draws its name from the neighboring Center for the Arts and is the latest addition to the town of Jackson’s emerging contemporary core.

Arts District West brings ten luxury condominiums and ground-floor commercial offerings to the town of Jackson with a convenient, highly-walkable location just west of the Center for the Arts.

Arts District West brings urban-inspired living to the heart of Jackson via contemporary design and an effortless ease of ownership and convenience. The development’s location within the town’s lodging overlay allows owners to reside full-time, part-time or to rent their condo short-term for maximum flexibility. The best of Jackson Hole’s cultural scene lies within a few blocks of the project—with renown restaurants, galleries, concert venues and nightlife all within walking distance. The multi-season recreational opportunities created by Snow King Mountain and the nearby Forest Service trailheads bring town’s hiking, biking and skiing within only minutes of your door.

Each condominium within Arts District West has been designed to exacting standards via acclaimed design firm Jeffrey Dungan Architects, with a variety of unique features across the building’s residences. Interior features include expansive floor-to-ceiling windows, Wolf and Subzero appliance packages, custom panel kitchen appliances. Flat stone, masonry-wrapped gas fireplaces with recessed media cabinets accent each unit’s living area, while forced air and in-floor heat ensure comfort. Modern soaking tubs, luxurious wet-room showers and under-cabinet illumination create a relaxing atmosphere within many of the building’s primary suite bathrooms. Exteriors for every unit include a private balcony—complete with a jetted hot tub and a built-in electric grill for year-round outdoor enjoyment.

Flat stone, masonry-wrapped gas fireplaces with recessed media cabinet accent each condominium’s living area.

The third-floor condominiums within Arts District West feature lofted elevation designs with seventeen-foot and greater ceilings above the open-plan living, kitchen and entertaining spaces. The main level houses both the generous primary suite and a flex space designed with versatility as an additional bedroom, or can be easily adapted to an office. Above, the loft space overlooks the living area and features two additional private en suite bedrooms.

Third floor units at Arts District West feature ceilings of at least seventeen feet throughout the open kitchen, dining and living spaces—and are further enhanced by expansive glass walls.

Unit 302, currently listed for sale, provides a total of more than twenty-two-hundred square feet of living space. The preeminent location within the building, Unit 302’s top-floor, corner location provides both southern and eastern exposures for generous natural light and views throughout. The condominium also features its own four-hundred square foot balcony, accessed via the living room or primary suite.

Within the building’s second-floor offerings, units vary to include two-bedroom, two-bathroom residences of more than fifteen-hundred square feet. Alternate floor plans feature three-bedroom, three-bathroom units of more than sixteen-hundred square feet. Each of the second-floor units is enhanced by integrating floor-to-ceiling, fully opening bi-fold NanaWalls that allow for seamless indoor/outdoor living extending onto a private balcony.

Residential units within Arts District West benefit from two reserved parking spaces within the private, gated, and key card-protected, below-grade parking garage. The same level of security and privacy extends to the residential units via an integrated video phone door-access system, along with secured stairwells and elevators. 

Accompanying the primary residential components of the project are two street-level commercial real estate offerings. An available commercial occupancy unit with Simpson Avenue frontage is ideally suited to office use with more than seven-hundred square feet of space. The second commercial unit comprises three adjacent bays for a total of more than forty-four hundred square feet and is enhanced by substantial Glenwood Street frontage. The combination of a convenient, central location and contiguous space makes this unit particularly ideally located for restaurant development. The commercial units’ location is enhanced via the concentration of nearby hotels, on-street parking and the adjacent town parking garage, with the added draw of pedestrian traffic associated with cultural events at the Center for the Arts.