Selling a house in Wyoming: what it costs and what you keep
Wyoming is one of the cheapest states to sell a home in. There is no transfer tax and no state income tax. Here is what you will pay, who pays what, and the few things that catch Wyoming sellers off guard.
How much does it cost to sell a house in Wyoming?
Most of the cost is the agent commission. The rest is small.
Take a $333,700 home in Cheyenne. That is close to the typical value there. With a 5% commission, the seller pays about $18,291. The commission is $16,685 of it. Title, closing and recording come to only about $1,606.
| Line | Seller |
|---|---|
| Sale price | $333,700 |
| Mortgage payoff | −$200,000 |
| Real estate commission (5%) | −$16,685 |
| Owner's title insurance policy | −$1,246 |
| Settlement / closing fee | −$300 |
| Release / satisfaction recording | −$15 |
| Wire / courier / payoff processing | −$45 |
| Property tax owed to the buyer (July 1 closing) | −$711 |
| Cash to the seller | $114,698 |
Laramie County, 5% commission, a $200,000 loan payoff. Title and closing fees are typical figures, not a quote.
What does that look like in Cheyenne, Gillette and Jackson?
Wyoming prices swing a lot from town to town. So does the size of the check.
- Gillette. A $264,500 home pays about $1,420 in closing costs plus a $13,225 commission. With a $160,000 loan, the seller keeps about $89,291. Gillette net sheet
- Cheyenne. A $333,700 home pays about $1,606 plus a $16,685 commission, and keeps about $114,698. Cheyenne net sheet
- Jackson. The typical home is worth about $1,521,900, close to four times Cheyenne. Closing costs are about $4,240, and the commission alone is $76,095. Jackson net sheet
Jackson is the odd one out. Teton County's typical home is worth $1,633,900. In Niobrara County, Wyoming's smallest, it is $221,500. Same state, same rules, a seven-fold gap. That is why a statewide "average" is not much use. Run the numbers for your own county.
Do I owe tax when I sell my house in Wyoming?
Not to the state. Wyoming has no state income tax, so it does not tax the gain on your house. It also has no transfer tax on the deed.
Maybe to the IRS. Federal capital gains tax still applies to a gain. But most homeowners owe nothing. If you owned the home and lived in it for 2 of the last 5 years, you can leave out up to $250,000 of gain. A married couple filing together can leave out up to $500,000. Ask a tax pro if the home was a rental or you have a big gain.
Who pays what at a Wyoming closing?
- Owner's title policy: the seller, by custom. Title rates are set by each title company, so get a quote.
- Lender's title policy: the buyer.
- Title company closing fee: usually split in half.
- Recording: the seller records the release of the old mortgage. The buyer records the deed and the new mortgage. Each costs $12 for the first page and $3 for each page after.
- Commission: whatever you agree to with your agent. It is not set by law.
- Property tax: the seller pays the buyer for the days the seller owned the home this year. More on that below.
Everything here is a custom, not a law. You and the buyer can agree to something else in the contract.
Why do I owe property tax at closing?
This one surprises a lot of Wyoming sellers. Wyoming pays property tax a year behind. The bill for this year is not due until November 10 (first half) and May 10 of next year (second half).
So at closing, nobody has paid this year's tax yet. The buyer will pay the whole bill later. To make it fair, you give the buyer a credit for every day you owned the home this year. Sell on July 1 and you owe about half a year. On the Cheyenne home above that is about $711.
How Wyoming property tax works when you sell, including the 25% homeowner exemption and Proposition 1 on the November 3, 2026 ballot.
How do I know what my house is worth in Wyoming?
This is harder in Wyoming than in most states. Wyoming keeps sale prices private. When a home sells, the price goes to the county assessor on a sworn form, but it is not made public. That is why online value guesses are often off here.
The best sources are a local agent's sold data from the MLS, an appraisal, and your own assessment notice. How to price a home when sale prices are private.
What do I have to tell the buyer?
Wyoming is a "buyer beware" state for houses. There is no state form you must fill out. But three things still apply:
- Homes built before 1978 need the federal lead paint disclosure.
- You may not lie about a problem you know about, or hide it. Many agents have sellers fill out a disclosure form anyway, to be safe.
- Vacant land is different. Wyoming law requires a written disclosure, including whether the minerals were split off. Selling land in Wyoming.
What are the steps to sell a house in Wyoming?
- Get a value. Ask an agent for sold comps, since you cannot look them up yourself.
- Run a net sheet at two or three prices so you know what each one leaves you.
- List and accept an offer. Compare offers by what you keep, not by price alone.
- Open title with a Wyoming title company. They order the payoff and the title search.
- Get your payoff letter from your lender and check it against your net sheet.
- Sign and close. The title company pays off your loan, records the deed and sends you the rest.
Wyoming net sheets by county and city
Every county page uses that county's typical home value and tax bill.
- Albany County
- Big Horn County
- Campbell County
- Carbon County
- Converse County
- Crook County
- Fremont County
- Goshen County
- Hot Springs County
- Johnson County
- Laramie County
- Lincoln County
- Natrona County
- Niobrara County
- Park County
- Platte County
- Sheridan County
- Sublette County
- Sweetwater County
- Teton County
- Uinta County
- Washakie County
- Weston County
Quick answers
How much does it cost to sell a house in Wyoming?
Most of the cost is the agent commission. On a $333,700 Cheyenne home with a 5% commission, the seller pays about $18,291 in all. Only about $1,606 of that is closing costs. Wyoming has no transfer tax.
Does Wyoming have a transfer tax?
No. Wyoming does not tax the deed when a home is sold. The only government charge is the county recording fee: $12 for the first page and $3 for each added page.
Do I pay state tax when I sell my house in Wyoming?
No. Wyoming has no state income tax, so there is no state tax on your gain. Federal capital gains tax can still apply. Most people who lived in the home 2 of the last 5 years can leave out up to $250,000 of gain, or $500,000 for a married couple.
Who pays closing costs in Wyoming?
The seller usually pays the owner's title policy and records the release of the old mortgage. The buyer pays the lender's policy and the recording of the deed and the new mortgage. The title company's closing fee is usually split.
Do I need a lawyer to sell a house in Wyoming?
No. Wyoming does not require a lawyer at closing. A title company runs most closings. You can still hire a lawyer if the sale is not simple.
Does a Wyoming seller have to give a disclosure form?
Not for a house. Wyoming has no required seller disclosure form for homes. Federal law still requires a lead paint disclosure for homes built before 1978, and you may not lie about a known defect. Sellers of vacant land must give a disclosure statement.
See what you will keep in Wyoming.
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