One More For The Road

[{"type":"text","text":"Thanks to the bumper protector, Bob didn't feel a thing...."}]

One more for play 9 24 25

Cowboy State Daily is Wyoming’s largest newspaper with Wyoming’s most experienced journalists. 

<title>One More For The Road: Wednesday, September 24, 2025 | Cowboy State Daily</title>

Thanks to the bumper protector, Bob didn't feel a thing....

One More For The Road: Wednesday, September 24, 2025

 Thanks to the bumper protector, Bob didn't feel a thing....

Coy Knobel

Don Day Weather

Chance of rain near and east of the Continental Divide in Wyoming on Monday, otherwise sunny. Mix of clouds and clear skies overnight, with a chance of rain. Highs from the low 70s to upper 80s. Lows from the mid 30s to mid 50s.

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Slight chance of rain after noon, otherwise sunny and breezy today with a high near 84 and wind gusts as high as 21 mph. Increasing clouds and breezy overnight with a low near 50 and wind gusts as high as 23 mph.

Sunny and breezy today with a high near 88 and wind gusts as high as 24 mph. Mostly clear and breezy overnight with a low near 51 and wind gusts as high as 29 mph.

 Sunny and breezy today with a high near 84 and wind gusts as high as 32 mph. Increasing clouds and breezy overnight with a low near 46 and wind gusts as high as 24 mph.

 Sunny today with a high near 81 and wind from 11-16 mph. Mostly clear overnight a low near 44.

  Breezy, gradually clearing today with a high near 87 and wind gusts as high as 26 mph. Mostly clear and breezy overnight with a low near 49 and wind gusts as high as 28 mph.

Sunny and breezy today with a high near 79 and wind gusts as high as 21 mph. Mostly clear and breezy overnight with a low near 40 and wind gusts as high as 21 mph.

Sunny and breezy today with a high near 76 and wind gusts as high as 28 mph. Mostly clear and breezy overnight with a low near 38 and wind gusts as high as 25 mph.

 Sunny and breezy today with a high near 82 and wind gusts as high as 21 mph. Mostly clear overnight with a low near 42.

  Sunny and breezy today with a high near 78 and wind gusts as high as 26 mph. Mostly clear and breezy overnight with a low near 37 and wind gusts as high as 24 mph.

 Sunny and breezy today with a high near 75 and wind gusts as high as 34 mph. Mostly clear and breezy overnight a low near 41 and wind gusts as high as 28 mph.

  Sunny and breezy today with a high near 80 and wind gusts as high as 21 mph. Mostly clear overnight with a low near 41.

Old Faithful in Yellowstone National Park

:  Sunny today with a high near 71 and wind gusts as high as 20 mph. Mostly clear overnight with a low near 35.

Slight chance of rain mainly after 3 p.m., otherwise sunny and breezy today with a high near 84 and wind gusts as high as 24 mph. Mostly clear and breezy overnight with a low near 50 and wind gusts as high as 31 mph.

:  Slight chance of rain after noon, otherwise sunny and breezy today with a high near 75 and wind gusts as high as 28 mph. Partly cloudy and breezy overnight with a low near 48 and wind gusts as high as 31 mph.

  Slight chance of rain after noon, otherwise sunny and breezy today with a high near 79 and wind gusts as high as 28 mph. Partly cloudy and breezy overnight with a low near 49 and wind gusts as high as 34 mph.

  Chance of rain mainly after noon, sunny and breezy today with a high near 73 and wind gusts as high as 25 mph. Mostly cloudy and breezy overnight with a chance of rain, a low near 50 and wind gusts as high as 29 mph.

  Patchy fog before 9 a.m., chance of rain, otherwise partly sunny today with a high near 73 and mostly cloudy overnight with rain likely, patchy fog after midnight and a low near 46.

:  Patchy fog before 9 a.m., rain likely, otherwise partly sunny today with a high near 72 and mostly cloudy overnight with rain likely, patchy fog after midnight and a low near 46.

Chance of rain after noon, otherwise partly sunny today with a high near 77 and wind gusts as high as 22 mph. Mostly cloudy overnight with a chance of rain, a low near 48 and wind gusts as high as 24 mph.

  Patchy fog before 9 a.m., chance of rain after noon, otherwise partly sunny today with a high near 75 and wind gusts as high as 20 mph. Mostly cloudy overnight with a chance of rain, a low near 50 and wind gusts as high as 20 mph.

:  Chance of rain after noon, otherwise partly sunny today with a high near 78 and wind gusts as high as 20 mph. Mostly cloudy overnight with a chance of rain, a low near 47 and wind gusts as high as 18 mph.

  Chance of rain after noon, gradually becoming sunny today with a high near 87 and partly cloudy overnight with a slight chance of rain before 9 p.m. and a low near 55.

  Slight chance of rain after noon, otherwise mostly sunny today with a high near 86 and partly cloudy overnight with a slight chance of rain before 9 p.m. and a low near 55.

  Slight chance of rain after noon, otherwise sunny and breezy today with a high near 79 and wind gusts as high as 30 mph. Increasing clouds and breezy overnight with a slight chance of rain before midnight, a low near 47 and wind gusts as high as 32 mph.

  Slight chance of rain after noon, increasing clouds today with a high near 83 and partly cloudy overnight with a slight chance of rain before 9 p.m. and a low near 51.

  Slight chance of rain after 3 p.m., increasing clouds today with a high near 80 and wind gusts as high as 25 mph. Partly cloudy overnight with a slight chance of rain before 9 p.m. and a low near 48.

  Chance of rain after noon, increasing clouds today with a high near 84 and partly cloudy overnight with a slight chance of rain before 9 p.m. and a low near 52.

  Slight chance of rain after 3 p.m., otherwise mostly sunny and breezy today with a high near 82 and wind gusts as high as 30 mph. Partly cloudy and breezy overnight with a slight chance of rain before 9 p.m., a low near 48 and wind gusts as high as 30 mph.

  Slight chance of rain after 3 p.m., increasing clouds and breezy today with a high near 83 and wind gusts as high as 30 mph. Partly cloudy overnight with a low near 46 and wind gusts as high as 25 mph.

  Mostly sunny today with a high near 86 and partly cloudy overnight with a low near 46.

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<title>Don Day's Wyoming Weather Forecast: Monday, June 22, 2026 | Cowboy State Daily</title>

Don Day's Wyoming Weather Forecast: Monday, June 22, 2026

Mac Watson

Daily Video News

It’s time to take a look at what’s happening around Wyoming for Monday, June 22nd.  I’m Mac Watson

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. Cowboy State Daily’s Renee Jean reports that even middle-class wages aren’t high enough to afford to buy houses while home-building costs just continue to rise.

“They're building homes that are 400,000 and up, and so why not any affordable units for regular working class people who have a median income of 75,500. When I went to developers about why aren't people building homes in this range, that would be the affordable range for Americans, and they basically can't pencil out below $400,000. So we have this huge gap, between $300,000 and $400,000. They can't make the numbers work.”

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.

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A Cheyenne judge Friday ordered the Wyoming Board of Equalization to apply a law capping residential property tax increases at 4% annually, for now, despite the board’s claim the cap violates the Wyoming Constitution. Cowboy State Daily’s Clair McFarland reports that Gov. Gordon sued the board last week.

“Gordon's office, through the Attorney General's personnel, asked Judge Hibben, ‘Hey, make the tax board follow the law real quick while we sort through these tax values.’ And Judge Hibben granted that request. The judge basically said, ‘Look, we're going to sift through the constitutional issues. The court's going to look at those and decide, but for now you just follow the law.’ So, this is what we call a temporary restraining order. It's generally a very quick court order telling people what they're supposed to do while the controversy is going on in court.”

The Wyoming Constitution calls for equal and uniform property taxes within each tax category, and this tax cap creates stark disparities in how some homes, despite being nearly identical, are taxed in different regions, the report says.

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A tornado made a rare appearance in Sublette County on Saturday, bringing with it more than 700 power outages. Cowboy State Daily’s Andrew Rossi reports that Meteorologist Don Day calls it a “landspout” tornado.

“It's not a true tornado in the sense that it comes down from the clouds, rather it's a spinning closer to the surface that winds its way up to the clouds, and it lasted probably no more than 30 minutes, and even that's really long. They tend not to be long-lived, and they're not as destructive as tornadoes. So it was literally just a perfect storm of circumstances as thunderstorms and a cluster of thunderstorms was moving through Wyoming on Saturday that brought rain to some places and thunderstorms to others.”

Meteorologist Don Day tells Cowboy State Daily that landspouts tend to be more common in the spring and summer, especially when Wyoming’s area gets humid. When summer thunderstorms carry moisture into Wyoming, the likelihood of landspouts increases.

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A Casper man says his wife is making him sell his beloved Bigfoot-hunting rig. Cowboy State Daily’s Kolby Fedore reports that the car is a lifted, 1984 AMC Eagle wagon with 150,000 miles that owner Austin Griess says attracts too much female attention. 

“Griess posted the car online last week, and it got a lot of attention, especially from males who commented that maybe he should keep the car and get rid of something else. According to gearhead Ron Gordon in Sublette County, who spent a lifetime admiring station wagons, this AMC Eagle would have been the perfect family car. It is all-wheel drive, so it was made to go camping, especially lifted.”

Griess found the 1984 AMC Eagle 4X4 Wagon on Facebook Marketplace during the dead of winter. During the cold months he worked on it, installing a lift kit, tuning it up and making it reliable enough to serve as a daily driver. Then he said he turned it into a true “chick magnet” by adding a modern stereo.

I’ll have more news from Cowboy State Daily right after this.

Cowboy State Daily News continues now….

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Laramie's Erika Babbitt-Rogers considers herself to be a professional “worm wrangler.” Cowboy State Daily’s Mark Heinz reports that she says anglers and pet owners are regular customers, but the real demand is for worm poop. 

“She has discovered that really worm castings, which is just a fancy way of saying worm poop, is a huge seller, and the reason is that it makes really good, highly nutritious, slow release fertilizer for plants or lawns and whatnot. She says sells mass amounts of worm poop to people, and she said some people turn it into tea, and don't get the wrong idea, it's not tea you drink. What they do is they make like a tea mixture that they can spray on their plants or spray on their lawn, so it's tea for plants, not for people.”

Erika Babbitt-Rogers grew up in agriculture and always figured livestock would be part of her life, but she didn’t expect that “livestock” would be worms. Around 2009, she got the idea to raise worms on a larger scale and sell them for fishing bait and food for people's pet reptiles and, of course, worm poop for gardening. 

The American Dream in Powell is Wyoming’s last operating drive-in theater and has survived since 1949 as a retro experience for movie-goers. Cowboy State Daily’s Renee Jean reports that the current owner, Kathleen Heny, bought it in 2004 just to save it. 

“One day her husband came home from the hardware store, and, ‘Oh, honey, our drive-in theater is for sale.’ They kind of had a soft spot for this theater, and they just decided that they were afraid that somebody's going to buy this and, you know, knock it down and build something else, and they didn't want that, and so they bought it themselves. They operated themselves.There are 370 drive-in theaters left in America. These guys are the Iron Man of an era that is long gone, the 1950s and 60s. These were fueled by the post-war boom. Everybody had their automobiles with their flashy chrome fenders. They needed places to show it off. The drive-in theater was perfect.”

Some of the locals go so far as to bring full-size couches in their pickup beds and camp stoves to make s’mores and other snacks as the overhead sky darkens and a sweep of stars begins to shine.

Wyoming’s prisons have 109 vacant positions, despite years of recruiting. Cowboy State Daily’s Kolby Fedore reports that now, the Wyoming Department of Corrections is turning to a certain group of people because of their training. 

“Former retired director of the WDOC, Bob Lambert, said that these positions are incredibly hard to fill. It's a demanding job. There are a lot of safety concerns. Inmates, as he puts it, are not usually there for singing too loud in church. Prison officials are currently recruiting active duty military members to serve as correctional officers in these prisons, so it's a pipeline that would help members who are nearing the end of their contract with the military to quickly start a new career with the Wyoming Department of Corrections.”

Through a new partnership with the U.S. Department of Defense's SkillBridge program, transitioning service members can train with the Wyoming Department of Corrections before separating from active duty, creating what officials hope will become a new pipeline into correctional careers.

Yellowstone rangers resorted to using a front-end loader and a bit of creativity to get a 2,000-pound bison carcass away from a busy road near Canyon Village on Friday. Cowboy State Daily’s Andrew Rossi reports that a wildlife photographer said a grizzly was circling the area determined to have the roadkill for breakfast.

“First they tied a chain around the bison's neck and lifted it, but then they couldn't get it up high enough to get in the dump truck, so they had to tie up one of its legs and lower it in that way, and this was all within public view. Most things that die in the park stay in the park. So when there's a bison carcass that people see near the road and the parks move it, they take it to a secret location where it can be dumped, and then it's free for all the animals in the park to utilize, because that's a big source of food for a bunch of animals.” 

Photographer April Mead has seen and shared images of Yellowstone’s carcass removal process before, but this one was notably different. It seemed as if the park’s experienced staff were improvising the best way to get the job done quickly and safely.

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And that’s today’s news. Get your free digital subscription to Wyoming's only statewide newspaper by hitting the Daily Newsletter button on 

 - and you can watch this newscast every day by clicking Subscribe on our 

 channel, or listen to us on your favorite podcast app.  Thanks for watching - I’m Mac Watson, for Cowboy State Daily.

News image 6 22 26

<title>Cowboy State Daily Video Newscast: Monday, June 22, 2026 | Cowboy State Daily</title>

Monday's headlines include:
* Wyoming’s Housing Shortage
* Rare Tornado In Sublette County
* What Exactly Does A Worm Wrangler Do?

Cowboy State Daily Video Newscast: Monday, June 22, 2026

Headshot of Cowboy State Daily's Feature Reporter, Andrew Rossi.

Andrew Rossi

Wyoming Life

Around Wyoming

Dubois, Wyoming, is a name that, to this day, is 

. It's pronounced “dew-boys” instead of the French “deh-bwah" as a deliberate slight to U.S. senator Fred Dubois, after whom the town was named — by Dubois himself.

The locals wanted their town’s name to be Tibo, the Shoshone word for "stranger" or "white man.” It was an affectionate moniker for Episcopal priest Father John Roberts, one of the first white homesteaders in the area.

There’s another strange name that factors into Dubois' strange naming history: Neversweat.

It’s a relic of Fremont County’s early history of bustling wilderness outposts in the mountains of western Wyoming. But was Dubois almost named something as unsavory as Neversweat?

“It's one of those stories where there's some truth in it and some that's not true,” said historian Steve Banks. “I read a little quip one time that said, ‘If you're going to tell a historical story, you have the truth and the myth, and you want to print the one that gets the most attention.’”

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While Dubois’ history of human habitation stretches back thousands of years, it didn’t become officially incorporated as a town until 1914. Before then, Dubois was one of several small settlements that stretched from Riverton and Fort Washakie into the mountainous wilderness beyond.

“It started out with the first post office called JK,” Banks said. “That was named for J.K. Moore, a prominent settler in this part of the world at the time. That means he was a guy who owned a nonmilitary store that sold dry goods and things like that.”

The Dubois Post Office was officially established on Aug. 6, 1889. It's first postmaster was Charles C. Smith.

Having a post office was an important mark of distinction for any Western settlement. It gave residents an address where their mail would be delivered.

Back then, post offices were handed out like candy. Banks could recall the line of short-lived post offices that settlers and visitors would find as they moved westward.

“There was Morton, Pavilion, Crowheart, Burris, Lenore, Tipperary, Black Mountain, Leesdale, Duncan, Dunoir, Dubois, Dennison, Neversweat, a second Dunoir, Diamond G, Hamburg, and Bar G,” he said. “That's how many post offices there were.”

Many of these places are long-gone, but can still be found on Google Maps in the 21st Century.

Why so many post offices? Banks said it was because of the primary industry, railroading people to the region.

“It was primarily due to tie hackers,” he said. “Many people who lived up here simply to be a tie hack, cutting down pine trees to use for railroad ties for the Chicago and Northwestern Railroad. Each of these places was a tie hack village.”

As the tie hackers moved throughout the mountains, new post offices were established every 15 miles or so. That way, mail could be distributed more effectively to the growing population spread along the route.

“There was getting to be quite a population up here,” Banks said. “These were little places where they could collect the mail. Otherwise, they would have to go clear to Lander, which had the connection with the railroad.”

Banks said this scattered system of post offices worked well in the early 1900s. Mail would be picked up by stagecoach in Lander and delivered to each spot along the way to Dubois and beyond once a month.

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Of all the names of these short-lived post offices, Neversweat stands out.

“Each of these places had their own little stories, but the one that gets the most attention are Neversweat and Dubois,” Banks said.

Neversweat was roughly 15 miles northwest of Dubois, following the post office pattern. It got its post office in 1895, and while the U.S. Postal Service didn’t balk at the name, they did decide to condense it to a single word rather than “Never Sweat” as it appeared on the application.

[{"type":"text","text":"The origin of the name is disputed."}]

Some say it’s because people working in the area never sweat because of the warm, dry winds rushing through the terrain. Others say the small settlement had a lackadaisical atmosphere, thus you “never sweat” while stopping in.

[{"type":"text","text":"Banks heard another story about how Neversweat got its distinct name."}]

“It was a joke on the heating stove,” he said. “Neversweat originally had a little bar where a lot of the tree hackers would hole up, and they had a thing that the only time they put any wood in the fireplace or in the stove was when it got cold enough. 

"When one person got cold enough, he was the one delegated to go get another chunk of wood. That’s where that name got it started.”

The Neversweat Post Office was established on Oct. 31, 1895. It's first postmaster was Laura Pease.

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Even when Neversweat was a happening spot, at least by standards of Wyoming at the time, Dubois was already becoming the true metropolis of the Upper Wind River Valley.

“It eventually became the main post office because it was in a better spot for distributing mail,” Banks said.

Dubois ultimately gained national notoriety as a desirable alternative along “the Yellowstone Highway.”

As stagecoaches and railroads gave way to automobiles, people could choose their own adventure when traveling to Yellowstone National Park. The roads that would become U.S. Highways 26/287/20, stretching from Lander to the Jackson Valley, were what Robert Frost would describe as “the road less traveled.”

“That route was advertised on roadmaps and other media as the Yellowstone Highway,” Banks said. “The people who did all of the tourism of that time period decided that it would be easier and better to find a different way for people coming from the east to go through Wyoming and into Yellowstone.”

The original Yellowstone Highway started with a train ride to Rawlins, followed by a stagecoach to Lander, where people got a dose of civilization before continuing onward to Yellowstone.

By the time cars became the primary mode of tourist transportation, Dubois was already on the map as a key stop along the Yellowstone Highway. The community was already the most developed and populated spot between Lander and Yellowstone when it was incorporated in 1914.

“That was what put Dubois on the map as being a traveling route to get to Yellowstone,” Banks said.

Neversweat never stood a chance. Granted, it never stood a chance, anyway.

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There was controversy when Dubois got the name it didn’t want in 1914, but the alternative was never Neversweat. Locals wanted their town to be called Tibo, but their new namesake wouldn’t allow it.

“Fred Dubois was a politician who was given charge of all of the businesses that took place in Fremont County,” Banks said. “When he came here to form the post office, he said, ‘You can't have an Indian name. It's just not right, and it's not the way it ought to be.’ So when he got ready to draw up the papers for the name of the post office in Dubois, he gave it his own name.”

Dubois, allegedly, hated it when people mispronounced his French surname. Wyoming residents have been mispronouncing it, out of spite, ever since.

It wasn’t the first time Dubois named something after himself. He has a namesake town in his home state of Idaho, which Banks noted is exactly 200 miles away from Dubois, Wyoming.

“You have to be careful if you order anything out of Idaho,” he said. “Make sure that they get it to Dubois, Wyoming, and not Dubois, Idaho. I’ve made that mistake before.”

Neversweat was lost to time after another obscure settlement near Dubois, Dunior, asked for a new post office to be placed at the base of Union Pass. That request was granted, wiping Neversweat off the map and Dubois’ brow forever.

The Neversweat Post Office didn't even last that long. It ceased operations on Nov. 30, 1897, just over two years after it was established.

That’s why Banks and many other historians classify this story as pure fiction. Neversweat existed, but it was never almost Dubois.

“It was never a decision between Neversweat and Dubois,” Banks said. “It wasn’t even a choice between Dubois and Tibo. That was the decision of one politician whom we’ve been slamming ever since."

Dubois sign 9 7 23

<title>Wyoming Communities: How Dubois, Wyoming, Got Its Name And Its Pronunciation | Cowboy State Daily</title>

Dubois is a name that, to this day, is spoken out of spite. It's pronounced “dew-boys” instead of the French “deh-bwah" as a slight to U.S. senator Fred Dubois — who named the town after himself — and hated it when people mispronounced his French surname.

Wyoming Communities: How Dubois, Wyoming, Got Its Name And Its Pronunciation

Headshot of Cowboy State Daily's business and tourism reporter, Renée Jean

Renée Jean

Business & Tourism

Economy

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.

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

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.

[{"type":"text","marks":[{"type":"textStyle"},{"type":"bold"}],"text":"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. 

 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. 

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 

[{"type":"text","marks":[{"type":"textStyle"},{"type":"bold"}],"text":"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.”

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.”

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. 

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.”

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. 

“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.”

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. 

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“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. 

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. 

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.

One More For The Road: Wednesday, September 24, 2025

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