Enter the dates from your foreclosure papers and see how much time you have — and what to do next.
An estimate for planning, not legal advice — timelines can vary by county and case. Confirm every date with your papers, the court, or your attorney. Free help: find a HUD-approved housing counselor.
Wyoming uses a nonjudicial (foreclosure by advertisement dominates residential; judicial available) foreclosure process. Key dates come from your own papers — enter them above for your exact timeline.
Wyoming has NO statutory right to reinstate (catch up on missed payments) before a nonjudicial sale. Any cure right comes from your mortgage contract — most standard mortgages require a 30-day breach/demand letter before acceleration and allow reinstatement under their own terms — or from the lender voluntarily. You can always pay the loan off in full any time before the sale. Federal servicing rules (12 C.F.R. §1024.41) also generally bar starting foreclosure until you are 120+ days delinquent. No Wyoming statute; contract-based only (Wyo. Stat. §34-4-101 et seq. contains no reinstatement provision)
Before the sale: Before the sale you can pay off the full loan balance (or reinstate if your contract/lender allows) and stop the foreclosure; no separate statutory pre-sale redemption mechanism exists or is needed.
After the sale: Strong post-sale redemption: 3 months from the sale date for most property, 12 months for agricultural real estate, by paying the sale price + 10% per-annum interest + taxes/assessments/prior liens the purchaser paid. Redemption voids the sale. Junior lienholders may redeem in successive 30-day rounds after the owner's period expires; the purchaser or last redemptioner takes a sheriff's deed only after no further redemption. Wyo. Stat. §1-18-103 · Wyo. Stat. §1-18-104
You can sell normally any time before the sale date and keep all equity above the payoff. Even AFTER the auction you are not necessarily out of equity: during the 3-month redemption period (12 months agricultural) the redemption right belongs to you and your 'assigns' — in practice you can redeem and then sell, or sell/assign the redemption right to a buyer who funds the redemption. To capture equity this way, the redemption amount (sale price + 10% interest + costs) must be paid before the deadline, so act early.
Want the fuller picture beyond the dates? Read the Wyoming foreclosure guide — timeline, rights & options.
Property taxes are enforced by county tax lien sales. You can redeem for 4 years after the tax lien sale (paying the amount owed plus interest/penalties). After 4 years (but within 6), the lien buyer may apply for a tax deed and must first send written notice by certified/registered mail at least 3 months before applying; you can still redeem until the tax deed process completes. Wyo. Stat. §39-13-108
Practitioner estimate (not statute): Wyoming nonjudicial foreclosure is among the fastest in the country — roughly 2-4 months from the notice of intent letter to the sale (10-day notice + 4 weeks publication + scheduling), or ~4-5+ months counting the federal 120-day delinquency waiting period. But the post-sale 3-month redemption means you keep rights for months after the auction. (Practitioner estimate, not a statute.)
If your mortgage predates your military service, the federal SCRA generally requires a court order to foreclose during active duty and for 12 months after (50 U.S.C. §3953). These protections must be raised — tell the court and your counselor.