Wyoming Counties
State Auction Process of Wyoming
Wyoming is regarded as a tax lien state. In Wyoming, the tax lien process begins when the county treasurer determines that a property owner has not paid their property taxes. The treasurer will then file a notice of tax lien with the county clerk and recorder. This notice will give the property owner a certain amount of time (usually 60 days) to pay the delinquent taxes and remove the lien.
If the property owner does not pay the delinquent taxes within the specified time period, the county treasurer may sell the lien at a public auction. The Weston County Treasurer uses a “bingo” system for the sale. Before the sale starts, each participant will choose a bingo number and place it in the cage. When your number comes up you can pick only one property tax to buy. Once all numbers have been drawn in the first round, any participant who would like to purchase more than one property tax can place their ball back in the cage. This continues until all taxes are sold. Payments can be made with cash, check, money order or credit card. There will be a 2.5% processing fee for credit card transactions. American Express is not accepted.
The highest bidder at the auction will become the holder of the tax lien. The holder of the tax lien has the right to collect the delinquent taxes from the property owner, and they may also foreclose on the property if the taxes are not paid.
In Wyoming, the property owner has a redemption period of four years after the date of the tax sale to redeem their property. During this time, the property owner can pay the delinquent taxes, plus interest and fees, to clear the tax lien and regain ownership of their property.
At the yearly tax sale, the county makes up for the lost revenue from unpaid property taxes. For the amount of taxes, interest, and sale expenses, the county sells its tax lien on the property to in-person buyers. The notice of sale must appear in a legitimate county newspaper for three weeks straight. This office typically publishes the notice every Thursday for three weeks, after which the sale is either held on the last Thursday in July or the first Thursday in August. According to state law, there is a 3% day-of-purchase penalty plus a 15% annual interest rate for tax lien purchasers. The buyer may also pay taxes for subsequent years, earning 15% interest.
Any land or property in which taxes have not been paid will be sold at the Tax Sale; scheduled for the last Monday of August each year.
Foreclosure in Wyoming
There are two types of foreclosure in Wyoming: judicial foreclosure and non-judicial foreclosure.
Non-judicial foreclosure is also known as a power of sale foreclosure. In this type of foreclosure, the lender does not need to file a lawsuit. Instead, they can simply sell the property at a public auction after following certain procedures, such as giving the borrower notice of the sale
Power of Sale Foreclosure Guidelines
The notice must be published at least once a week for four (4) consecutive weeks in a newspaper printed in the county where the property is located. If there is no newspaper printed in the county, then the notice must be published in a paper printed in the state and of general circulation in said county.
Said notice must specify the name of the borrower, the lender and the lender’s representative, the date of the mortgage and when it was recorded, the amount of the default, a description of the property and the time and place of sale.
2. The sale must be held at the front door of the courthouse of the county in which the premises to be sold, or some part of them, are situated, between the hours of 9:00 am and 5:00 pm, and must be conducted by the person appointed for that purpose in the mortgage or by the sheriff or deputy sheriff of the county. Anyone may bid, including the lender. The highest bidder will receive a certificate of purchase.
Such sale may be postponed from time to time by inserting a notice as soon as possible in the newspaper in which the original advertisement was published and continuing such publication until the time to which the sale shall be postponed, at the expense of the party requesting such postponement.
3. The borrower has three (3) months from the date of sale to redeem the property by paying the amount of the purchase price or the amount given or bid if purchased by the execution creditor or by the mortgagee under a mortgage, together with interest at the rate of ten percent (10%) from the date of sale plus the amount of any assessments or taxes and the amount due on any prior lien which the purchaser paid after the purchase, with interest.
Quick Facts
– Non-Judicial Foreclosure Available: Yes
– Primary Security Instruments: Deed of Trust, Mortgage
– Timeline: Typically 90 days
– Right of Redemption: Yes – Deficiency Judgments Allowed: Yes
Online Auction Resources
- Bid4Assets
- Auction.com
- Xome
- ServiceLink Auction – Wyoming
- Hubzu
- RealtyBid
- All Auction Sales
- HUD Homes USA
- Williams Auction
- Bank Foreclosures Sale – Wyoming
- Treasury Auctions
- Wyoming Oil & Gas Lease Auctions
- All Property Auctions
- LandSearch – Wyoming Auctions
- Public Surplus – Wyoming
- Real Estate Auctions – Wyoming
- Concierge Auctions
- RealtyTrac – Wyoming Auctions
- Housing Auctions – Wyoming
- LandWatch – Wyoming Land Auctions
- Petersen Auction Service – Wyoming