The Wyoming foreclosure process, in plain English
Wyoming is unusual in two directions at once. The pre-sale process is fast and state law gives you no guaranteed right to reinstate. But after the sale you get three months to redeem the property, and you keep possession during that time. If you are in Wyoming and the sale has already happened, you are probably not out of options yet.
A sale date is not the end in Wyoming
How Wyoming forecloses: Non-judicial foreclosure by advertisement and sale. Wyoming uses foreclosure by advertisement and sale where the mortgage contains a power of sale. No court filing and no judge.
The sequence, step by step
- Federal waiting period
120 days delinquent
The real gate on how fast this can start. State law adds very little here.
- Notice of intent to foreclose
At least 10 days before publication begins
Sent by certified mail, return receipt, to the record owner and to anyone in possession.
- Publication
Once a week for four consecutive weeks
Published in a newspaper printed in the county, along with certified mail notice to the record owner and junior lienholders.
- Sale
After the fourth publication week
Public auction at the county courthouse front door between 10am and 5pm. The foreclosing party or an authorized agent must be present or the sale is void.
- Your three month redemption period
3 months from the sale date
You may redeem by paying the bid price plus 10 percent annual interest plus taxes and assessments paid. Twelve months instead of three if the property is agricultural real estate.
- You keep possession while you redeem
Through the redemption period
Wyoming law lets the owner stay in the property and keep the rents and profits during the redemption period. This is a real practical advantage.
The four questions everyone asks
Can I catch up and stop it?
No statutory right, but check your mortgage
Wyoming law does not require the lender to give you a pre-sale cure opportunity. However, most standard Fannie Mae and Freddie Mac mortgage forms contain a contractual reinstatement clause, and lenders frequently accept reinstatement voluntarily. Read your mortgage, or have someone read it with you. This is the single highest value thing to check in Wyoming.
Deadline: Whatever your loan documents say
Can I get it back after the sale?
Yes, three months, and this is significant
Three months from the sale date for ordinary residential property, or twelve months for agricultural real estate over 80 acres. You redeem by paying the purchase price plus 10 percent annual interest plus taxes and assessments. The owner, heirs, assigns and even guarantors may redeem, and you keep possession and any rents during the period. Junior lienholders get their own 30 day windows after yours expires.
Can they come after me for the shortfall?
Yes, and Wyoming is the least protective of the five
Wyoming has no anti-deficiency statute, no fair market value offset requirement, and no short foreclosure-specific deadline. The general ten year limitation on written contracts applies. Of the five states we serve, this is the one where a shortfall is most likely to follow you.
How long does all of this take?
Roughly 120 to 180 days from your first missed payment to a sale, then three more months of redemption and possession. So about 7 to 9 months before you would have to leave.
These are typical ranges, not promises. Bankruptcy filings, a complete loss mitigation application, or a signed purchase contract can all extend them.
Free help in Wyoming that is not us
These are free and independent. We list them because you should have somewhere to check our answers against.
- Wyoming Housing Network
HUD-certified foreclosure prevention and post-foreclosure counseling, free
- Wyoming Judicial Branch foreclosure guide
The state courts' own homeowner resource page
- Wyoming Community Development Authority
State housing finance agency
Where this comes from
So you can check it yourself, or hand it to an attorney.
Wyoming Statutes 34-4-101 through 34-4-113 (foreclosure by advertisement and sale), 1-18-101 through 1-18-115 (sale and redemption), in particular 34-4-103 (10 day notice of intent), 34-4-104 (four weeks publication), 1-18-103 (redemption periods) and 1-18-104 (possession and junior lienholder redemption). Federal: 12 CFR 1024.41.
The information on this site is general education about state foreclosure procedure. It is not legal advice, and laws change. Talk to a licensed attorney in your state about your specific situation.