Wyoming Real Estate Transfer Tax Calculator

Wyoming imposes no real estate transfer tax, deed tax, documentary stamp tax, or conveyance fee at any level of government, and it sits at the center of the largest contiguous no-transfer-tax block in the country: Montana to the north, Idaho to the west, and Utah to the southwest all charge nothing either. Cross Wyoming's eastern or southern border and that changes immediately. South Dakota charges a flat 0.1% transfer fee, Nebraska charges a 0.225% documentary stamp tax, and Colorado charges a 0.01% documentary fee. A Wyoming sale computes to $0.00 whether the property is a Cheyenne starter home, a Gillette rental, or a Jackson Hole ranch.

What makes Wyoming genuinely different from the other zero-rate states is that a $0 tax bill does not mean a blank form. Under W.S. 34-1-142, no county clerk in Wyoming may accept a deed or other title-transferring instrument for recording until the grantee files a sworn Statement of Consideration disclosing the actual full amount paid, the terms of sale, and an estimate of the value of any non-real property included in the deal. In a state like Nebraska or South Dakota, that kind of price-disclosure affidavit exists to compute a tax. In Wyoming it computes nothing. The statement is routed to the county assessor as raw data for annual ad valorem property valuation, and the statute makes it confidential: it is not a public record, it is not subject to discovery in other proceedings, and only a person reviewing or contesting his own assessment may see it. Wyoming is therefore a price non-disclosure state to the public while being a full-disclosure state to the assessor.

Wyoming's zero transfer tax also compounds with the rest of its tax profile in a way that matters for how property actually changes hands here. The state levies no individual and no corporate income tax, and it has spent decades building entity and trust law as an export industry. Wyoming enacted the first limited liability company statute in the United States in 1977, and W.S. 34-1-139 lets trusts created after July 1, 2003 opt out of the common-law rule against perpetuities in favor of a 1,000-year term, which is why Wyoming dynasty trusts and Wyoming LLCs hold so much out-of-state real property. The practical consequence for this calculator is direct: deeding a Wyoming home into an LLC, a revocable living trust, or a dynasty trust is a transfer that requires a Statement of Consideration but still produces a transfer tax of exactly $0.00. In a transfer-tax state, that same entity-planning move can trigger a real tax bill on the full assessed consideration.

Wyoming has no transfer tax, but it does still require you to disclose the sale price. W.S. 34-1-142 makes you file a sworn Statement of Consideration at recording, and nothing is charged on it.

The engine reads Wyoming's hasTransferTax: false flag and returns zero without applying a rate or walking a bracket, with net proceeds equal to the full sale price. No Wyoming county or municipality has authority to create a transfer tax either, so the zero holds statewide.

The sale price input still matters for two reasons beyond keeping the outputs comparable with the other 49 states. It is the figure you will swear to on the Statement of Consideration, and it is the figure the county assessor will weigh against your property's valuation next cycle.

Wyoming's result comes out of a table lookup, and the honest presentation of that is a lookup, not a multiplication by zero.

Step 1 -- The consideration. Contract sale price = $380,000

Step 2 -- The rate-table lookup. Wyoming's entry returns hasTransferTax: false. No rate is read and the rate calculation never runs.

Step 3 -- Transfer tax due. $0.00

Step 4 -- Net proceeds. $380,000.00 - $0.00 = $380,000.00

Step 5 -- The effective rate. $0.00 / $380,000 = 0.000%

Step 6 -- The luxury scenario, $1,500,000. A plausible Teton County price rather than a hypothetical one, and the lookup is unmoved: $0.00 due, $1,500,000.00 net, 0.000% effective.

Step 7 -- The mansion-tax test that never fires. Mansion tax / high-value surcharge = $0.00, because Wyoming's entry has no mansionCliff for the price to be tested against.

Step 7 is where Wyoming's rule is worth serious money. Jackson Hole carries median values above seven figures, and a state with a high-value tier would collect heavily there; New York would take $15,000 in mansion tax alone on the Step 6 sale, and New Jersey $15,000 on top of a $15,625 base fee. Wyoming takes nothing, and a $4,250,000 Teton County sale returns the same $0.00 as a $380,000 Casper sale. The calculator's vectors check exactly that, asserting zero tax and hasTransferTax: false at $380,000, $1,500,000, $0, $750,000 and $4,250,000, with the mansion tax and the 0.000% effective rate verified on the multi-million-dollar vector. Wyoming does require a sworn Statement of Consideration at recording under W.S. 34-1-142, disclosing the price to the county assessor. It carries no tax, but it is not optional, and it feeds the valuation cycle that follows.

• County clerk recording fees. Wyoming county clerks charge a flat statutory fee per instrument, commonly $12.00 for the first page and $3.00 for each additional page, with separate schedules for plats and survey maps. These are per-document fees, unrelated to sale price, and are not a transfer tax.
• The Statement of Consideration itself. The affidavit is a mandatory filing requirement under W.S. 34-1-142, but it carries no tax and no fee. This calculator does not model the filing, only the $0 tax result.
• Downstream property tax effects. The consideration you disclose feeds the county assessor's valuation work. A sale well above the current assessed value can move your next annual property tax bill, which this calculator does not project.
• Title insurance, escrow, and closing agent fees. These are set commercially, typically scale with sale price, and are not government transfer taxes.
• Real estate commissions. Negotiated separately, and normally the largest single line item at a Wyoming closing.
• Property tax proration. Buyers and sellers customarily split the current year's ad valorem property tax at closing based on the closing date.
• Future legislative changes. Wyoming's revenue mix leans on mineral severance and sales tax; if those receipts fall, the legislature can consider new instruments. Confirm current law with the Wyoming Department of Revenue before closing.

• Reading the Statement of Consideration as a tax form. It looks like the transfer-tax declaration used in Nebraska or South Dakota and it is filed at the same moment in the process, but nothing is owed on it. Do not budget for a tax because you were handed the affidavit.
• Assuming price disclosure to the assessor makes Wyoming a public-disclosure state. The statute expressly makes the statement confidential and non-discoverable, held by the clerk, assessor, county and state boards of equalization, and the Department of Revenue. Sale prices do not become public records through this filing.
• Recording a deed without the completed affidavit. The clerk cannot accept the instrument until the sworn statement is in hand, so an incomplete Statement of Consideration delays recording even though the transfer tax is zero.
• Assuming an LLC or trust transfer is taxed. Deeding Wyoming property into a Wyoming LLC or a dynasty trust still owes $0 in transfer tax, unlike the equivalent move in a transfer-tax state. The affidavit is still required.
• Confusing transfer tax with property tax. Wyoming assesses annual ad valorem property tax on real estate. That ongoing obligation is entirely separate from a one-time tax at conveyance.
• Expecting a mansion tax at the top of the market. High-value Teton County sales owe the same $0.00 as anywhere else in the state; there is no high-value surcharge tier to trip.
• Treating zero transfer tax as a zero-cost closing. Title, escrow, recording, commission, and proration costs all still apply.

• Wyoming Department of Revenue, statutory tax listing. revenue.wyo.gov

Also consulted: National Association of Realtors (NAR), State & Local Issues: Real Estate Transfer Tax summary; Wyoming Statutes W.S. 34-1-142, instrument transferring title to real property; procedure; exceptions; confidentiality; Wyoming Statutes W.S. 34-1-139, rule against perpetuities and the 1,000-year trust term; Wyoming county clerk recording fee schedules (Natrona County and Big Horn County published real estate fee schedules).