State Foreclosure Law

Wyoming Foreclosure Laws

Wyoming is a non-judicial foreclosure state — the primary path uses the power of sale in a mortgage or deed of trust under Wyo. Stat. § 34-4-101 et seq. Wyoming has NO anti-deficiency protection — deficiency judgments are generally allowed after both judicial and non-judicial…

Process

Non-Judicial

Out of court, under a power of sale §

Average Foreclosure Length

173 days

ATTOM average, Q2 2026: from the start of the foreclosure process to completion, for properties that completed foreclosure in Q2 2026. §

Homestead Exemption

$100,000

Automatic · the rule §

Deficiency Judgment

Allowed

Allowed §

25 source pages cited · Last checked Mar 10, 2026

Not legal advice. This page provides general information about Wyoming foreclosure law based on cited statutes and rules. Every citation links to the official source for verification. Laws change — readers should confirm current statute text and consult a Wyoming-licensed attorney for situation-specific advice.

Facing foreclosure? The timeline, your rights and your options are laid out in the Wyoming foreclosure guide →

On this page

01 Governing statutes
02 Foreclosure process and your rights
03 Special foreclosure types
04 Lien priority
05 Statute of limitations
06 Probate & inheritance
07 Consumer protection & compliance
08 Legal aid & pro bono resources
09 Find help in Wyoming
10 National foreclosure guides
11 Wyoming distress data

Governing Statutes

Citation	Title	Covers
Wyo. Stat. § 34-4-101 et seq.	Foreclosure of Mortgages and Power of Sale	Primary framework for non-judicial foreclosure by advertisement and sale of mortgages and deeds of trust with a power of sale in Wyoming. Establishes requirements for the power of sale clause, Notice of Sale (publication, mailing), trustee's sale procedures, and deed conveyance.
Wyo. Stat. § 34-4-104	Foreclosure by Advertisement and Sale	Governs the non-judicial foreclosure process for mortgages and deeds of trust with a power of sale. Requires publication of Notice of Sale once a week for 4 consecutive weeks in a newspaper published in the county where the property is located. Sale must be at the front door of the courthouse or the place where district court is held in the county (Wyo. Stat. § 34-4-106).
Wyo. Stat. §§ 1-18-102, 1-18-110	Certificate of Purchase and Deed	At a foreclosure sale, the buyer gets a certificate of purchase instead of a deed. If the property is not redeemed, the buyer is entitled to a deed, which conveys the borrower's title to the purchaser.
Wyo. Stat. § 1-18-101 et seq.	Foreclosure Sales and Redemption	Framework for foreclosure sales of mortgages and deeds of trust, both judicial and by advertisement and sale. Provides for a 3-month post-sale redemption period, or 12 months for agricultural real estate (Wyo. Stat. § 1-18-103). Deficiency judgments are allowed.
Wyo. Stat. § 1-18-103	Right of Redemption After Foreclosure Sale	Establishes a 3-month post-sale redemption period after both judicial foreclosure and foreclosure by advertisement and sale (12 months for agricultural real estate). The borrower may redeem the property by paying the sale price plus 10% yearly interest, plus any taxes, assessments, and prior liens the buyer paid after the sale.
Wyo. Stat. § 34-4-113(c)	Deficiency Judgments	Allows deficiency judgments after foreclosure: the mortgagor is liable for any deficiency. The lender may seek a deficiency judgment for the difference between the sale price and the outstanding debt.
Wyo. Stat. § 1-20-101	Homestead Exemption	Establishes a $100,000 homestead exemption for Wyoming residents. Protects up to that amount in value of the homeowner's primary residence from forced sale by judgment creditors. Does NOT protect against mortgage or deed of trust foreclosure.
Wyo. Stat. § 34-4-102	Foreclosure by Advertisement	Allows any mortgage of real estate that contains a power of sale to be foreclosed by advertisement (non-judicial foreclosure), within the time limits the section sets.

Wyoming Foreclosure Process and Your Rights

Wyoming uses non-judicial foreclosure. In Wyoming, foreclosures that finished in the second quarter of 2026 took an average of 173 days from the start of the foreclosure process to completion, according to ATTOM. §

After the sale: 3 months from the sale date, after either a court foreclosure or a foreclosure by advertisement and sale (the non-judicial route). 12 months when the mortgage covers agricultural real estate, as stated in the mortgage (Wyo. Stat. § 1-18-103). During this time the owner keeps possession of the property (Wyo. Stat. § 1-18-104(e)). §
Homestead exemption: $100,000. Protects up to $100,000 in value of your primary residence from judgment creditors. Does NOT stop mortgage or deed of trust foreclosure. §
Mediation: Wyoming does not have a statewide foreclosure mediation program.

Step-by-step timeline, your rights at each stage, mediation, options to keep or leave the home, and what happens after the sale: Read the full Wyoming foreclosure guide →

Special Foreclosure Types in Wyoming

Beyond the standard non-judicial foreclosure process, Wyoming law addresses several specialized foreclosure categories.

HOA & Condo Association Foreclosure

Wyoming's Condominium Ownership Act does not itself create a lien for association assessments or say where one ranks against a mortgage. §

When a recorded condominium declaration requires owners to pay charges assessed by the association, that requirement is a covenant running with the land, binding on all unit owners and their successors.

Tax Lien Foreclosure

Property tax liens have priority over mortgage liens in Wyoming. §

Counties may sell tax-delinquent property.

Lien Priority in Wyoming

Generally first in time, first in right. Wyoming recording statutes govern lien priority.

Wyoming's Condominium Ownership Act does not say where an association's assessment claim ranks against a mortgage; that depends on the recorded declaration and other applicable law. Consult a local attorney for specific lien priority questions.

Statute of Limitations in Wyoming

Mortgage Foreclosure

10 years §

Foreclosure by advertisement must begin within 10 years after the mortgage or the debt it secures matures; if the mortgage does not clearly state the maturity date, the 10 years run from the date of the mortgage (Wyo. Stat. § 34-4-102). A court action on a written contract must be brought within 10 years (Wyo. Stat. § 1-3-105).

Written Contracts

10 years §

Promissory Note

6 years §

Applies to a note payable at a definite time: suit must be filed within 6 years after the due date, or after the accelerated due date if the loan was accelerated.

Deficiency Judgment

Varies §

Deficiency judgments are allowed in Wyoming: after the sale, the mortgagor is liable for any deficiency (Wyo. Stat. § 34-4-113(c)). A suit to enforce a note payable at a definite time must be filed within six years after the note's due date, or its accelerated due date (Wyo. Stat. § 34.1-3-118(a)). Consult a local attorney.

Probate & Inheritance in Wyoming

When a mortgaged property owner dies, foreclosure proceedings interact with the probate process. Wyoming law establishes specific rules for estate notification, heir protections, and the rights of executors to cure defaults.

Pause When the Borrower Dies

State law doesn't pause a foreclosure when the borrower dies, so it can go on during probate.

Notification to Estate

The lender must notify the estate or personal representative before proceeding.

Foreclosure must be served on the estate or personal representative of a deceased borrower.

Heir Protections

Heirs who inherit and occupy the property as a primary residence may qualify as successors in interest under 12 CFR 1024.31 and apply for loss mitigation.

Executor Reinstatement Rights

No specific statutory right for executors to reinstate.

Garn-St. Germain Act

Due-on-sale clause may not be enforced against heirs inheriting and occupying the property as a primary residence under Garn-St Germain, 12 U.S.C. 1701j-3.

Uniform Partition of Heirs Property Act (UPHPA)

Not adopted in this state.

Consumer Protection & Compliance in Wyoming

State consumer protection statutes, foreclosure rescue fraud laws, and professional compliance rules that apply to mortgage servicing and foreclosure-related services in Wyoming.

UDAP Statute

Wyoming Consumer Protection Act §

Prohibits deceptive business practices.

Foreclosure Rescue Fraud Laws

No specific foreclosure rescue fraud statute.

General consumer protection under Wyo. Stat. § 40-12-101 et seq. covers deceptive foreclosure rescue practices. Federal FTC Act and CFPB enforcement also apply.

Attorney Advertising Rules

Wyoming Rules of Professional Conduct govern attorney advertising and solicitation.

Lead Generation Restrictions

No Wyoming-specific lead generation statute for foreclosure defense identified beyond professional conduct rules.

Barratry

Barratry statutes apply. Solicitation of foreclosure-related legal work is restricted.

Wyoming professional conduct rules prohibit in-person solicitation of prospective clients in vulnerable circumstances.

Legal Aid & Pro Bono Resources in Wyoming

⚖

Legal Aid of Wyoming, Inc.

Free civil legal services for low-income Wyoming residents, including housing and foreclosure defense.
lawyoming.org →
⚖

Equal Justice Wyoming

A Wyoming judicial branch program that gives grant funds to nonprofit civil legal services for low-income residents, including Legal Aid of Wyoming, whose intake lists foreclosure.
wyocourts.gov/legal-help/about-equal-justice-wyoming →
🏠

HUD-Approved Housing Counselors

Free, federally funded housing counseling agencies in Wyoming. Services include loan modification applications, mediation preparation, and loss mitigation guidance.
Find a counselor in Wyoming →
📞

HUD Housing Counseling Hotline

Free foreclosure prevention counseling.
1-800-569-4287 →
📞

Legal Aid of Wyoming, Inc.

Free legal assistance for low-income Wyoming residents statewide.
1-877-432-9955 →
📞

Wyoming Community Development Authority (WCDA)

State housing programs and mortgage assistance referrals. The Homeowner Assistance Fund (HAF) is closed to new applications.
307-265-0603 →
📞

Wyoming Attorney General Consumer Protection

Report mortgage fraud and consumer protection violations.
307-777-7874 →
📞

Wyoming 2-1-1

Statewide referral service for housing, utility, and social service assistance.
2-1-1 →
📋

Wyoming State Bar Lawyer Referral Service

State bar lawyer referral service.
wyomingbar.org →
🎓

Wyoming Volunteer Attorneys for the Arts / Pro Bono Program

Coordinated through the Wyoming State Bar; provides pro bono legal representation for qualifying low-income residents.
wyomingbar.org →

Find Help in Wyoming

We maintain a verified directory of free and low-cost help providers in Wyoming. All are government-approved or federally funded.

1 HUD-approved housing counselors Free foreclosure prevention counseling 1 Legal aid offices Free legal representation for qualifying homeowners 42 Credit counseling agencies DOJ-approved pre-bankruptcy credit counseling 50 Debtor education providers Required post-filing debtor education courses

Browse all 94 providers in Wyoming →

National Foreclosure Guides

These guides explain foreclosure at the federal level — homeowner rights, available options, and recommended steps at each stage. They apply in every state, including Wyoming.

Facing Foreclosure?

Overview of the process, available options, and free help resources

How to Stop Foreclosure

Immediate options — forbearance, modification, legal aid, bankruptcy

Your Rights in Foreclosure

Federal protections under CFPB Regulation X and loss mitigation rules

How Foreclosure Works

Stage-by-stage walkthrough from missed payments to sale

Behind on Your Mortgage?

Options for borrowers who have missed or expect to miss a payment

Bankruptcy & Foreclosure

How Chapter 7 and Chapter 13 can stop or delay foreclosure

Wyoming Distress Data

The American Distress Index tracks household financial distress at the national level. Here are ADI indicators with particular relevance to Wyoming homeowners:

Foreclosure Filings

National trend

National foreclosure filings. Wyoming mainly uses non-judicial foreclosure (trustee's sales outside court).

FHA mortgage delinquency

FHA delinquency rate

Share of FHA loans at least one payment behind, from the Mortgage Bankers Association's quarterly survey.

Foreclosure volume

Foreclosure starts & completions

Monthly foreclosure starts and completions from ATTOM Data Solutions.

Newly late mortgages

Current to 30 days late

Share of mortgages moving from current to 30 days past due, from Cotality (formerly CoreLogic).