Wyoming situation guide · Updated November 2026

Wholesaling Vacant Land in Wyoming

Wholesaling vacant land in Wyoming means contracting to buy an unimproved parcel, then assigning that contract to a buyer. Around Casper and Natrona County, land ranges from city lots to rural acreage with no road. Wyoming does have a seller disclosure statute for vacant land, so read it before you write the contract.

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The short answer

Can you wholesale vacant land in Wyoming?

Yes, in most cases you can contract to buy vacant land in Wyoming and assign that contract, if you follow the land disclosure rules, confirm access and title, and stay inside licensing limits. Walk the parcel or study aerial maps. Land hides its problems well.

Land deals depend on facts you cannot see from the road: legal access, utilities, easements and zoning. A cheap parcel that nobody can reach has little value. Start with our land wholesaling guide, then read about easements and highest and best use so you can price the parcel for what it can become.

Under W.S. 34-1-151, a seller of vacant land must give a property disclosure statement unless the buyer waives it, and a failure to comply does not by itself invalidate a transfer. Check current text. Wyoming has no wholesaler-specific statute that we found, so ask an attorney how licensing applies, using our license guide as a start.

Vacant Land in Wyoming at a glance

Typical lead	Owner of an unused or inherited parcel
Land disclosure	W.S. 34-1-151; check current text
Wholesaler statute	None specific to wholesaling was found
Tax sale	W.S. 39-13-108 and 39-13-109
State transfer tax	None confirmed; confirm with title
Local market	Casper, Natrona County

The opportunity

Why Casper land owners sell

Casper sits at the base of Casper Mountain, with open ranchland to the south and west and edge-of-town lots in places like Mills, Bar Nunn and Evansville. Owners hold parcels for reasons that fade: a planned home never built, an inherited tract, or a lot bought during an energy boom. Property taxes keep coming each year, and that annual bill is often the nudge that gets a quiet owner to answer your letter. Many of them have never been approached by a buyer.

Inherited tracts

Heirs may live elsewhere and want out. See heirs’ property.

Boom-era buyers

People who bought during a busy energy cycle may now see little reason to hold.

Tax-weary owners

Annual bills add up. Our tax delinquent lists guide shows where to start.

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Lead sources

Where to find vacant land leads in Casper

County assessor data. Look for parcels with no improvements and owners with out-of-town addresses.
Tax delinquent lists. Treasurer records can show behind owners. See pre-foreclosure and tax leads.
Absentee owners. Review the absentee owner guide.
Aerial maps. Satellite views show access roads, fences and neighboring homes.
Direct mail. Short letters work well. See direct mail for wholesalers.

Your exit

Who buys Casper vacant land

Local builders, neighbors who want a bigger buffer, ranchers and hunters or recreation buyers tend to buy. Each group values different features, such as road frontage, water, or a flat building pad. Learn what your buyer wants before you contract.

Land buyers often want a clean title and a plain survey. Use our title search guide and bring in an investor-friendly title company early so the closing does not stall.

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Step by step

How to start wholesaling vacant land in Wyoming

Pick a parcel. Use assessor data and a map to screen out landlocked lots.
Confirm access. Check for a recorded road or easement.
Check taxes and liens. Search for liens and read the tax lien vs tax deed guide.
Run the numbers. Run the ARV calculator and the MAO calculator before you quote a price.
Contract with disclosure. Collect the seller disclosure statement or a signed waiver.
Market it. Send photos, a map and access details to your buyers.
Close. Order a title insurance quote so buyers can see it.

Your checklist for wholesaling Vacant Land in Wyoming

Confirm legal access in recorded documents.
Collect the seller disclosure or a signed waiver under W.S. 34-1-151.
Check zoning and any deed restrictions.
Look up delinquent taxes with the county treasurer.
Put your right to assign in the contract.

A Wyoming example: a five-acre lot outside Casper

Seller asking	$62,000
Your contract price	$41,000
Back taxes owed	$1,900
Estimated market value	$58,000
Assignment fee	$5,500
Buyer’s all-in cost	$46,500 plus closing

This worked example uses illustrative numbers. A man in another city inherited a five-acre parcel near Casper from his aunt. He had never visited it, and the tax bill arrived each year. He listed it for $62,000 with no offers.

You checked the map and found a recorded easement for the dirt road. You offered $41,000, agreed to pay the back taxes at closing, and collected a signed disclosure statement as W.S. 34-1-151 describes. You also wrote that you might assign.

A neighboring rancher took the contract for a $5,500 fee because he wanted the extra acreage. Title closed within a month and the seller was glad to be done with the annual bill.

Wyoming rules to know

Land disclosure, tax sales and licensing

The vacant land disclosure rule is W.S. 34-1-151. Sellers must give a disclosure statement unless waived, and missing it does not invalidate a transfer by itself. Do not skip it. A signed statement or waiver protects your buyer and you. For tax sale properties, W.S. 39-13-108 and 39-13-109 are the starting points, but redemption periods were not confirmed, so check current text.

Licensing is a separate matter. W.S. 33-28-115 limits suits for fees on real estate activity by unlicensed people, and the treatment of an assignment fee is unconfirmed. Ask a Wyoming attorney. See also our attorney guide.

Learn it with a mentor

Read the land before you offer

Land looks simple and rarely is. Mentorship students share parcel maps and contract drafts with us, and we help them find the access, title and tax issues before they offer.

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FAQ

Vacant Land in Wyoming: common questions

Is wholesaling vacant land in Wyoming legal?

No wholesaler-specific Wyoming statute was found. Land sales still involve the vacant land disclosure rule in W.S. 34-1-151 and possibly licensing rules in W.S. 33-28-101 and following. Check current text and ask a Wyoming attorney before marketing a land contract for a fee.

Do sellers of vacant land in Wyoming have to give a disclosure?

W.S. 34-1-151 says sellers of vacant land must provide a property disclosure statement unless it is waived, and failure to comply does not by itself invalidate a transfer. Check current text, and collect the statement or a signed waiver in every land deal.

How do I check that a parcel has legal access?

Look in the recorded documents for an easement or public road frontage, and compare against aerial maps. A title company can confirm what is recorded. Never rely on a seller’s word that a dirt track counts as legal access. The county treasurer and a title company can verify the records.

What if the owner owes back property taxes?

Ask the county treasurer for the balance and plan to pay it at closing from the sale. Tax sale rules sit in W.S. 39-13-108 and 39-13-109, with redemption periods unconfirmed here, so check current text and move before a sale. The county treasurer and a title company can verify the records.

How do I price vacant land near Casper?

Compare recent sales of similar parcels by acreage, access and utilities, then subtract your fee and the buyer’s margin. Land comps can be thin, so widen your search area. The MAO calculator helps once you have a value. The county treasurer and a title company can verify the records.