State Foreclosure Law
Wyoming Foreclosure Laws
Wyoming is a non-judicial foreclosure state — the primary path uses the deed of trust power of sale under Wyo. Stat.
Typical Timeline
Varies
From first notice to sale
Homestead Exemption
$20,000. Protects up to $20,000 of equity in yo...
Automatic — no filing required
Deficiency Judgment
yes
See details below
Research depth: Standard · Last reviewed March 10, 2026 · Awaiting attorney validation
5 cited
39 needs check
3 gaps
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 — always confirm current statute text and consult a Wyoming-licensed attorney for advice specific to your situation.
Governing Statutes
| Citation | Title | Covers |
|---|---|---|
| Wyo. Stat. § 34-4-101 et seq. | Deeds of Trust — Power of Sale Foreclosure | Primary framework for non-judicial foreclosure of deeds of trust in Wyoming. Establishes requirements for the power of sale clause, Notice of Sale (publication, posting, 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 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 courthouse door or another public place in the county. |
| Wyo. Stat. § 34-4-105 | Trustee's Deed and Recording | Governs the recording of the trustee's deed after sale. The deed conveys all right, title, and interest of the grantor (borrower) to the purchaser. |
| Wyo. Stat. § 1-18-101 et seq. | Judicial Foreclosure and Redemption | Framework for judicial foreclosure of mortgages and deeds of trust. Provides for a 3-month post-sale redemption period (Wyo. Stat. § 1-18-103), which may be reduced or waived. Deficiency judgments are allowed. |
| Wyo. Stat. § 1-18-103 | Right of Redemption After Judicial Sale | Establishes a 3-month post-sale redemption period after judicial foreclosure. The borrower may redeem the property by paying the sale price plus costs within 3 months. Does NOT apply to non-judicial foreclosure. |
| Wyo. Stat. § 1-18-102 | Deficiency Judgments | Allows deficiency judgments after foreclosure. The lender may seek a deficiency judgment for the difference between the sale price and the outstanding debt. Wyoming does NOT require a fair market value credit — the actual sale price is used. |
| Wyo. Stat. § 1-20-101 | Homestead Exemption | Establishes a $20,000 homestead exemption for Wyoming residents. Protects that amount of equity in 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 | Deed of Trust Requirements | Establishes requirements for deeds of trust in Wyoming. The deed of trust must be in writing, recorded, and contain a power of sale clause to enable non-judicial foreclosure. |
Non-Judicial Foreclosure Process
Awaiting verification1
Default and Federal 120-Day Waiting Period
At least 120 days after first payment delinquency
Federal law requires your servicer to wait at least 120 days after the first missed payment before starting foreclosure. During this time, the servicer must try to contact you and review you for loss mitigation options. Wyoming's own non-judicial process is fast once it starts, so the federal 120-day rule provides the primary pre-foreclosure protection.
2
Notice of Intent to Foreclose Mailed
Before publication of Notice of Sale
The lender or trustee mails a notice to the borrower stating the intent to foreclose, the amount owed, and the right to cure the default. Wyoming requires this notice before the formal publication process begins.
Defense opportunity: If the lender fails to provide proper notice, you may challenge the foreclosure in court.
3
Notice of Sale Published and Posted
Published once/week for 4 consecutive weeks; sale after last publication
The trustee publishes a Notice of Sale once a week for 4 consecutive weeks in a newspaper of general circulation in the county where the property is located. The notice must describe the property, state the default amount, name the parties, and give the time, date, and place of sale. The notice must also be posted on the property.
Defense opportunity: If the trustee fails to provide proper notice (wrong property description, insufficient publication, failure to post), you may challenge the sale in court.
4
Right to Cure Before Sale
Any time before the trustee's sale
You can stop the foreclosure at any time before the trustee's sale by paying all past-due amounts, fees, and costs. Wyoming does not specify a separate statutory cure period — you have until the sale to reinstate. Act quickly, because the Wyoming process is fast.
5
Trustee's Sale
On the advertised sale date; typically 60-90 days from first publication
The trustee holds a public auction at the courthouse door or another public place in the county, at the time specified in the Notice of Sale. The lender can credit bid up to the full outstanding debt without paying cash. Third-party bidders must pay in cash or certified funds. The highest bidder receives a trustee's deed. There is NO post-sale redemption right after a non-judicial foreclosure in Wyoming.
Defense opportunity: You can challenge the sale if the trustee did not comply with notice requirements, if there was fraud, or if the sale was conducted improperly.
6
Trustee's Deed Recorded and Possession
Immediately after sale; eviction proceedings 3-6 weeks if needed
The trustee records the deed, transferring title to the purchaser. There is no post-sale redemption right for non-judicial foreclosure in Wyoming — the sale is final. If you do not leave voluntarily, the buyer can file for eviction. IMPORTANT: Wyoming allows deficiency judgments, so the lender may pursue you for the remaining balance after the sale.
Judicial Foreclosure Process
Awaiting verification1
Complaint Filed in District Court
After 120-day federal delinquency requirement is met
Lender files a foreclosure complaint in the district court of the county where the property is located. Names all parties with an interest in the property. Requests foreclosure judgment, court-ordered sale, and deficiency judgment.
2
Service, Answer, Judgment, and Court-Ordered Sale
4-9 months from complaint filing in typical uncontested case
Defendants are served; borrower has 20 days to answer. Court enters foreclosure judgment (default or after hearing). Property is advertised and sold at public auction under court supervision. Sale is confirmed by the court.
3
Post-Sale Redemption Period
3 months after judicial sale
After judicial foreclosure, you have a 3-month right of redemption. During this period, you can redeem the property by paying the sale price plus costs. The redemption period may be waived in certain circumstances. This redemption period does NOT apply to non-judicial foreclosure.
Homeowner Protections
Awaiting verificationHomestead Exemption
$20,000. Protects up to $20,000 of equity in your primary residence from judgment creditors. Does NOT stop mortgage or deed of trust foreclosure.
Automatic — no filing required. Does not protect against foreclosure by the mortgage holder (only judgment creditors).
Deficiency Judgment
yes
Wyoming's deficiency judgment rules are among the most LENDER-FRIENDLY in the country. After foreclosure (both judicial and non-judicial), the lender can sue you for the difference between the sale price and what you owed.
Right of Redemption
No post-sale redemption for non-judicial foreclosure.
Pre-sale reinstatement available. Before the trustee's sale.
Right to Cure
You can cure the default and reinstate the loan at any time before the trustee's sale by paying all past-due amounts, fees, and costs
All arrears, late charges, trustee fees, and costs to reinstate; full accelerated balance to satisfy
Mediation
Wyoming does not have a mandatory statewide foreclosure mediation program. Federal loss mitigation requirements under CFPB Regulation X still apply to all servicers.
Free Legal Resources in Wyoming
- Wyoming Legal ServicesFree civil legal services for low-income Wyoming residents, including housing and foreclosure defense.wyolegalservices.com →
- HUD-Approved Housing CounselorsFree, federally funded housing counseling agencies in Wyoming. Can help with loan modification applications, mediation preparation, and understanding your options.Find a counselor in Wyoming →
- Wyoming Legal ServicesFree legal assistance for low-income Wyoming residents statewide.1-877-432-9955 →
- Wyoming Community Development Authority (WCDA)State housing programs, HAF assistance, and mortgage assistance referrals.307-265-0603 →
- Wyoming Attorney General Consumer ProtectionReport mortgage fraud and consumer protection violations.307-777-7874 →
- Wyoming 2-1-1Statewide referral service for housing, utility, and social service assistance.2-1-1 →
- Wyoming Volunteer Attorneys for the Arts / Pro Bono ProgramCoordinated 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.
National Foreclosure Guides
These guides explain foreclosure at the federal level — your rights, your options, and what to do at each stage. They apply in every state, including Wyoming.
Facing Foreclosure?
Overview of the process, your options, and where to get free help
How to Stop Foreclosure
Steps you can take today — 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?
What to do if you've missed a payment or know you'll miss one soon
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
Wyoming has both judicial and non-judicial foreclosure processes.
The FHA Signal
FHA delinquency rate
FHA serious delinquency rate — the canary in the coal mine for borrowers with thin down payments.
The Pipeline
Foreclosure starts & completions
Monthly foreclosure starts and completions from CoreLogic — the volume flowing through the system.
First Missed
Early-stage transitions
Borrowers transitioning from current to 30-days late — the earliest warning signal before delinquency rises.
See the full picture: Foreclosure Statistics 2026 | Mortgage Delinquency Statistics 2026
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If you're facing foreclosure in Wyoming, free help is available right now. Call the HUD Housing Counseling Hotline at 1-800-569-4287 or find a HUD-approved housing counselor near you at no cost.