Mobile home titles in Wyoming

Wyoming titles a mobile home through the county clerk and taxes it as personal property until it is affixed to owned land and converted to real property. The information below describes how the law generally works; anyone with a specific title or tax question should consider consulting a licensed attorney in Wyoming.

What the statute says

A mobile home is titled through the county clerk under Wyoming's certificate-of-title law (Wyo. Stat. Title 31, Chapter 2), and ownership transfers through the certificate of title. For taxation, a mobile home on a rented lot is assessed for ad valorem property tax by the county assessor under Wyoming's property-tax law (Wyo. Stat. Title 39, Chapter 13), while a home affixed to land the owner owns is taxed as part of the real property. When a home is permanently affixed to the owner's land, the certificate of title can be surrendered and cancelled so the home is treated as part of the real estate.

How it works in general

A Wyoming mobile home starts as titled personal property: the owner holds a certificate of title issued through the county clerk, and a sale transfers that title. While the home sits on a rented lot it is assessed for property tax by the county as personal property. When the owner permanently affixes the home to land they own, the title can be cancelled so the home becomes part of the real estate, conveyed and taxed with the land. The certificate of title, the county assessment, and the county records are the key documents.

Common scenarios

General examples Wyoming residents commonly encounter:

• A home sits on a rented lot. It is titled personal property and assessed for property tax by the county (Wyo. Stat. title 31, ch. 2; title 39).
• An owner affixes the home to land they own. The title can be cancelled so the home is treated as real property.
• A home changes hands. Ownership transfers by reassigning the county-clerk certificate of title.

Other authorities that may apply

The certificate-of-title law (Wyo. Stat. Title 31, Chapter 2) governs titling through the county clerk; the property-tax law (Wyo. Stat. Title 39, Chapter 13) governs assessment, administered by the Department of Revenue and the county assessor and treasurer. The home is built to the federal HUD code, and the certificate of title, the assessment records, and any financing documents also control.