Disclaimer: This article is for educational purposes only and does not constitute legal advice.
Detailed Answer
Paying property taxes alone does not create an ownership interest under Wyoming law. The statutory obligation to pay property taxes falls squarely on the record owner of real property. See Wyo. Stat. § 39-13-104.
Unless you hold legal title or have a specific agreement with the owner, your tax payment does not transfer title or grant an equity interest. In limited situations, a non-owner who pays taxes under a clear, documented agreement may secure an equitable lien against the property. Absent such an agreement, you cannot compel a title transfer or force a sale to reimburse your payments.
Wyoming law allows property to be sold at a tax foreclosure when an owner fails to pay taxes. A non-owner may bid and obtain a tax deed at such a sale. If the owner fails to redeem the property within the statutory redemption period, the purchaser can gain legal title through the tax deed process. Simply paying taxes without acquiring a tax deed or contractual rights will not confer ownership.
Some individuals assume that paying taxes automatically supports an adverse possession claim. Under Wyoming’s adverse possession statute, you must occupy the property openly, continuously, exclusively, and hostilely under a claim of right for at least 10 years. Payment of taxes can bolster an adverse possession claim but does not replace the other required elements. See Wyo. Stat. § 1-3-101.
Helpful Hints
- Verify the legal owner by checking county assessor and clerk records.
- Always secure a written agreement before paying taxes for someone else to protect reimbursement rights.
- Consider participating in tax foreclosure sales if you seek a statutory path to title.
- Ensure you meet all adverse possession requirements under Wyo. Stat. § 1-3-101 for a full 10-year period.
- Consult a Wyoming real estate attorney before pursuing equitable liens, tax deeds, or adverse possession claims.