Land · Wyoming tax sale guide

Park County tax lien sales, Wyoming

Verified

Park County's published record is a collections timeline rather than a sale guide. Tax bills are mailed on or before the last day of August, the bill mailed in August is the only notice a taxpayer receives, and taxes not paid on the due date bear interest at 18 percent per annum. The office also draws a clear line between real property and mobile homes: delinquent mobile home taxes are not sold at the tax sale at all, because the treasurer levies distraint on the personal property instead. Nothing on the page gives a parcel count, a sale result, or a fee schedule for buyers.

Selling office: Park County Treasurer, Barb Poley, Park County Courthouse, 1002 Sheridan Ave., Cody, WY 82414, (307) 527-8630

Next sale: The county does not publish a dated next or most recent tax sale on its treasurer property tax page.. The page carries the delinquent notice timeline and a Tax Sale heading, but no calendar date for the next sale appears there, so the day has to be confirmed with the treasurer's office or read in the three newspaper publications.

Plan by phone rather than by post: call the treasurer at (307) 527-8630 to confirm the sale day, the venue, how buyers register, and what payment the office will take, because the county publishes none of those details online.

Dates and deadlines

Sources: Property Tax, Park County Wyoming. Confirm with the selling office before relying on any date on this page: sales move, terms change, and parcels are pulled up to sale day.

Research Park County parcels before you bid

A sale list gives you the parcels, the date, and the opening terms. It does not give you the owner, the value, or the rest of the picture: liens, foreclosure status, and parcel history. PropertyRadar is the data platform for that layer. It carries owner records, assessed and market values, foreclosure and tax data, and property history for parcels across Park County, searchable by address, owner, or county, including parcels that never reach a sale list.

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How Wyoming tax lien sales work

• Taxes fall delinquent in halves. Half the tax is payable November 10 and the rest the following May 10; a balance left unpaid bears interest at 18 percent per annum until paid or collected, and taxes on real property are a perpetual lien against everyone but the United States and the state (W.S. 39-13-108(b) and (d)(i)).
• The treasurer advertises the sale. Notice of the sale runs by publication once a week for three weeks in a legal newspaper in the county, the first publication at least four weeks before the day of sale and before the first week in September; where the county has no legal newspaper, the notice is posted at the courthouse door and in three public places at least 30 days ahead (W.S. 39-13-108(e)(ii)(A)).
• The sale is held at the courthouse. Sales run at the county courthouse or county building between 9 a.m. and 5 p.m. and continue from day to day, Sundays excepted, until all the land is sold. There is no bidding on price: any person who offers to pay the whole amount of taxes, interest, penalties and costs due on a parcel is the purchaser, and the purchaser pays on the spot or is disqualified and the parcel is offered again (W.S. 39-13-108(e)(iii)(A) and (B)).
• A certificate of purchase issues. On payment of the certificate fee the treasurer makes out and delivers a certificate of purchase describing the property and the taxes and costs paid; the certificate may be assigned by endorsement, and the holder takes subject to any special assessments for local or public improvements (W.S. 39-13-108(e)(iii)(C) and (E)).
• Redemption runs four years. The owner redeems at the treasurer by paying the amount for which the property sold, a penalty of 3 percent, interest at 15 percent per annum, and a redemption fee; a purchaser who pays later taxes on the parcel earns the same 15 percent on those payments (W.S. 39-13-110).
• The deed window opens at four years and closes at six. A holder applies to the treasurer for a tax deed not less than four nor more than six years from the date of the original sale, proving the statutory notice: personal service at least three months before the application on anyone in actual possession and on the person in whose name the property was taxed, or publication once a week for three weeks on the statutory timing, plus certified or registered mail to the record owner and any mortgagees (W.S. 39-13-108(e)(v)).
• The county path runs beside the private one. Property nobody buys is bid in for the county; the commissioners may sell and assign a county certificate at public or private sale at any time, and four years after the sale the treasurer deeds unredeemed county parcels to the county itself, on at least 60 days notice from the county clerk, after which the commissioners may sell the land at private sale (W.S. 39-13-108(e)(iii)(D) and (e)(iv)).

How buying works in Park County

The county does not publish bidder registration rules, an age or attendance requirement, or a lottery or rotation system for choosing among buyers on its treasurer property tax page.

• Where buying happens At the county treasurer sale each summer. The day, the room, and the registration rules are the county's own, and each county page on this site names them from that treasurer's published pages.
• No auction in price The amount due is the price, set by the statute. Where two buyers want the same parcel, the treasurer's published rules decide who pays: several Wyoming counties draw lots or work down a rotation of registered buyers. The registration statement at the top of each county page carries the rule that county publishes, or says plainly that the county does not publish one.
• Payment is immediate A purchaser who does not pay the treasurer all amounts due at once is disqualified, and the parcel is offered again on the spot (W.S. 39-13-108(e)(iii)(B)). Accepted payment forms differ by county and are stated on each county page.

Terms: what a bid actually costs

Parcels that receive no bids

The county does not publish its own practice for unsold parcels, for later sales or assignments of county held certificates, or for sales of tax deeded county land. Under Wyoming law, property that nobody buys is bid in for the county, the commissioners may later sell and assign those county certificates at public or private sale, the treasurer deeds unredeemed county held certificates to the county four years after the sale, and the commissioners may sell that land at private sale.

Before you bid

• Recheck the list on sale morning Owners redeem and parcels are pulled right up to the sale. The list in the newspaper notice is the starting list, not the final one; work from the treasurer posted list and expect it to shrink.
• Price the wait, not just the rate The certificate pays 15 percent plus the 3 percent penalty only if the owner redeems. If nobody redeems, the money is out for at least four years before a deed can be applied for, and the application window closes at six years from the sale.
• Know what the deed gives you A treasurer deed is prima facie evidence of title and entitles the grantee to possession, but it is subject to special assessments, and an action to recover property sold for taxes may be brought within six years after the sale. Budget for your own title work on any parcel that matters (W.S. 39-13-108(e)(vii)).

Every Wyoming county in this set

One page per county, each verified against the county's own publications and the current text of W.S. 39-13-108 and 39-13-110. Wyoming treasurers sell liens county by county each summer; this set is the 10 largest counties.

• Laramie County tax lien sales
• Natrona County tax lien sales
• Campbell County tax lien sales
• Sweetwater County tax lien sales
• Albany County tax lien sales
• Park County (this page)
• Sheridan County tax lien sales
• Fremont County tax lien sales
• Teton County tax lien sales
• Lincoln County tax lien sales

Keep going

Once a deadline puts you in a sale, the Land Investor Due Diligence Toolkit is the checklist and bid worksheet to run on each parcel before you bid. The same desk runs Florida tax deed sales, Texas tax sales, Pennsylvania tax sales, Georgia tax sales, North Carolina tax foreclosure sales, Ohio tax foreclosure sales, Illinois tax lien sales, Michigan tax foreclosure sales, Arizona tax lien sales, California tax defaulted property sales, Colorado tax lien sales, South Carolina tax sales, Indiana tax lien sales, Tennessee delinquent tax sales, Wisconsin tax deed sales, Missouri tax sales, New Jersey tax lien sales, Maryland tax lien sales, West Virginia tax sales, Virginia tax sales, Oklahoma tax resale, Kansas tax foreclosure sales, Arkansas tax-delinquent land sales, Alabama tax sales, Kentucky certificate of delinquency sales, Mississippi tax land sales, Nevada tax deed sales, New Mexico delinquent property tax sales, Iowa tax lien sales, Nebraska tax certificate sales, Minnesota tax-forfeited land sales, Utah final tax sales, Washington tax foreclosure sales, Oregon tax foreclosure sales, Connecticut tax sales, Massachusetts tax title sales, Rhode Island tax sales, Vermont tax sales, New Hampshire tax lien sales, Maine tax lien sales, Delaware tax sales, Louisiana tax sales, Idaho tax deed sales, Montana tax lien assignments, Wyoming tax lien sales and South Dakota tax certificate sales, and the proven New York season, with the live membership, sits in the NY tax sale hub.