Wyoming situation guide · Updated November 2026

Wholesaling Tax Delinquent Properties in Wyoming

Wholesaling tax delinquent properties in Wyoming means contracting to buy a home whose owner has fallen behind on county property taxes, then assigning that contract to a cash buyer. In Cheyenne and the rest of Laramie County, the treasurer’s delinquent list is where you begin, and the owner’s tax deadline is your leverage.

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The short answer

Can you wholesale tax delinquent properties in Wyoming?

Yes. No wholesaler-specific statute was found in Wyoming, so you may contract with a behind-on-taxes owner and assign the deal. Be honest with the seller, watch the treasurer’s sale timeline, and ask a Wyoming attorney whether your fee needs a broker license.

A tax delinquent owner is one who has not paid the county property tax bill. The county treasurer collects those bills, and unpaid ones can end in a tax sale. Wyoming’s tax sale rules sit in W.S. 39-13-108 (check current text). You are not buying from the county. You are buying from the owner, before a sale, and you need a clear closing date. Start with our tax delinquent list guide and the tax lien vs tax deed guide.

Buyers ask three things: how much is owed, how soon is the sale, and is there a mortgage too. Pull the amount from the treasurer, then compare it with value using the ARV calculator. Where the debt is close to value, read pre-foreclosure and tax leads before you offer.

Tax Delinquent Properties in Wyoming at a glance

Who collects	The county treasurer, in Laramie County for Cheyenne
Tax sale statute	W.S. 39-13-108 (check current text)
Redemption payoff	Sale amount plus 3% plus 8% yearly interest, per W.S. 39-13-109 (check current text)
Redemption period	Not confirmed here; ask the treasurer
State transfer tax	None confirmed; check county recording costs
Wholesaling statute	None found; ask an attorney about licensing

The opportunity

Why tax delinquent leads work around Cheyenne

Cheyenne has steady demand from state workers and from F.E. Warren Air Force Base families, so a house with a tax problem still has buyers. A quick, quiet sale can protect an owner’s equity. Your job is to explain the options without pressure and to move on the facts you can check. See finding motivated sellers for first-call ideas.

Public lists

The treasurer and county clerk hold the records you need. Check how each office publishes them.

A real deadline

A coming tax sale pushes owners to decide, so conversations are short and honest.

Equity in many files

Long-time owners in older Cheyenne neighborhoods may carry large equity and a small tax debt.

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Lead sources

Where to find tax delinquent leads in Laramie County

Treasurer records. Ask the Laramie County treasurer how unpaid accounts are listed and when sale notices appear.
Legal newspaper notices. Sale notices run in local legal papers. Track the ones for houses, not land.
Absentee owners. Out-of-state owners miss bills often. Try absentee owner leads.
Skip tracing. Mail goes unanswered when addresses are old. Skip tracing finds the right number.
Letters. Our yellow letter guide shows layouts.

Your exit

Who buys tax delinquent houses in Cheyenne

Local landlords who rent to Air Force families, small flippers, and buyers who like older Cheyenne blocks near downtown are the usual end buyers. They want a clean title and a firm closing date, so tell them the tax status up front.

Send the buyer to an investor-friendly title company early. The title office can confirm taxes owed, order a payoff, and flag other liens. See also assignment of contract for how your fee works.

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Step by step

How to start wholesaling tax delinquent properties in Wyoming

Pull the list. Ask the Laramie County treasurer which accounts are delinquent.
Read the file. Check the owner, the amount, other liens and the title search basics.
Call or write. Introduce yourself plainly. Ask what the owner wants to happen.
Run numbers. Use the ARV calculator and the MAO calculator with the tax payoff built in.
Sign the contract. Write the price, closing date and your right to assign. Say you are a wholesaler.
Find the buyer. Match the house to a buyer from your list. See finding cash buyers.
Close at title. Pay the taxes from proceeds at closing and give the owner the net.

Your checklist for wholesaling Tax Delinquent Properties in Wyoming

Confirm the exact tax balance with the treasurer, not a website.
Ask the treasurer or an attorney what the sale and redemption timeline is now.
Disclose your intent to assign in writing.
Have a Wyoming attorney review your fee and license questions.
Order title early so other liens surface before you promise a price.

A Wyoming example: a Cheyenne house with an unpaid tax bill

Property	3-bedroom ranch, east Cheyenne
Owner	Retired, out of town, mortgage-free
Estimated value	$285,000
Back taxes and charges	$4,100
Contract price	$215,000
Assignment fee	$11,500

This is a worked example with made-up numbers. A retired owner moved to a daughter’s home out of state and left a ranch house in east Cheyenne. Tax bills went to the old address, so two went unpaid.

You found the account on the treasurer’s list and wrote to the owner. A week later she called. She wanted a quick sale and no repairs. You offered $215,000 as-is, with closing in three weeks and the taxes paid at the table.

A landlord who rents near the base paid you an $11,500 assignment fee and closed. The title company paid the $4,100 balance first, and the owner left with the rest.

Wyoming rules to know

Tax sales, licensing and calls in Wyoming

Wyoming’s tax sale and tax deed process is in W.S. 39-13-108, and W.S. 39-13-109 states what an owner pays to redeem (check current text for both). Our reading of the public excerpts is that redemption means the sale amount plus 3% plus interest at 8% a year, but the period is not confirmed here. Ask the treasurer for the date that applies to your file, and read our redemption periods guide.

No Wyoming statute aimed at wholesalers was found. Licensing is still a question: W.S. 33-28-115 limits suing for compensation for real estate activity unless licensed (check current text). Whether an assignment fee counts is an open question, so talk to a Wyoming attorney or the Real Estate Commission. See license rules for wholesaling. If you cold call, W.S. 40-12-302 on telephone solicitation can apply.

Learn it with a mentor

Work a tax list with a coach

Tax lists are easy to pull and hard to turn into signed contracts. Mentorship students bring us a Wyoming file and we help them plan the first call, the numbers and the buyer.

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FAQ

Tax Delinquent Properties in Wyoming: common questions

Is wholesaling tax delinquent properties in Wyoming legal?

No wholesaler-specific Wyoming statute was found, so the activity is generally allowed with honest dealing. Licensing rules in W.S. 33-28 can still matter, and whether an assignment fee counts is unconfirmed. Check current text and ask a Wyoming attorney or the Real Estate Commission before you take a fee.

Where do I get a tax delinquent list in Cheyenne?

Ask the Laramie County treasurer how delinquent accounts are published and whether a list is available. Sale notices also run in legal newspapers. Records vary by office, so confirm the current process by phone, and match every account against the county clerk’s recorded liens.

How does redemption work after a Wyoming tax sale?

Per public excerpts of W.S. 39-13-109, an owner who redeems pays the sale amount plus 3% plus 8% yearly interest. The length of the redemption period was not confirmed here, so check current text and ask the county treasurer before you quote any deadline to a seller.

Does Wyoming have a transfer tax I must plan for?

No Wyoming state transfer tax was confirmed from an official source, so do not assume one in either direction. County recording fees still apply at the clerk. Ask your title company for a closing estimate before you set your price.

Can I call owners on a tax delinquent list?

You can, but telephone solicitation rules apply. W.S. 40-12-302 covers unsolicited calls to residential and mobile numbers, with an exclusion for sellers who placed an ad or sign. Federal rules also apply. Check current text and the Attorney General’s page, and keep a clean call list.