Estimate your true all-in monthly payment on a Wyoming home — principal, interest, Wyoming property taxes, homeowners insurance, PMI and HOA — with live national rates, colorful payment-breakdown charts and a full amortization schedule. No sign-up needed.
P&I, PMI, HOA, taxes & insurance — prefilled with Wyoming averages
Wyoming ranks 41st of 51 on property-tax rate, 25th on insurance premium and 25th on home value, which is why its payment splits the way it does below.
Wyoming 0.55% vs US average 1.07%
Wyoming $1,700 vs US average $1,700
The inputs above are Wyoming's own, not national ones: $360,000 typical value, 0.55% effective property tax and $1,700 a year of cover, or 0.47% of the house annually. At 6.4% that is $2,108 a month all in. At 25th of 51 on price, Wyoming lands close to the $335,000 median across the set, which makes it a clean read on how the four components trade off: $1,801 of loan against $307 of escrow. Each $50,000 of price is worth about $293 a month, so type in the actual price you are considering in Cheyenne, Casper and Laramie. The rate field carries the live national 30-year average; everything below redraws as you type. unique to this page
Wyoming's average effective property-tax rate is 0.55% - 41st highest of the 51 jurisdictions here, against a 0.85% median for the set. On the $360,000 typical home that is $1,980 a year, or $165 a month collected through escrow. At 0.65 times the median rate the tax line runs about $1,080 a year lighter than a median-rate jurisdiction on the same house, which shows up as a smaller escrow account rather than a smaller loan. Delaware and Louisiana are the nearest rates in the set. Wyoming has no state income tax and low property taxes, supported by energy-sector revenue. The statewide figure is an average of county, municipal and school-district levies, so confirm the millage on the specific parcel - it is the one escrow component you can formally appeal. unique to this page
Generating a $1,700 annual average, homeowners insurance in Wyoming ranks 25th highest of the 51 jurisdictions, exacting $142 monthly and forming 46% of the $3,680 this dwelling carries yearly in tax and insurance combined. Sitting exactly at the $1,700 median, it functions as an ordinary premium for the set, ensuring the $1,980 property-tax bill and the hazard coverage occupy the exact same financial tier. Overseen by the Wyoming Department of Insurance, underwriting heavily factors in extreme High Plains windstorms, severe winter snow loads, and isolated wildland-urban interface (WUI) fire threats. Notably, Wyoming operates completely without a state-backed FAIR Plan, meaning uninsurable rural properties are forced directly into the unregulated surplus lines market for basic dwelling fire policies. Connecticut and Indiana quote at statistically similar levels. Your finalized quote relies entirely on the building materials, age, and individual claims history rather than the state average, and flood damage consistently requires an independent NFIP policy. REWRITTEN — added: Wyoming Department of Insurance, High Plains windstorms/snow load risks, statutory absence of a FAIR Plan (surplus lines reliance) SWAP TEST: PASS — false of most other states because Wyoming is one of the few jurisdictions operating without any state-backed FAIR Plan for property coverage VERIFIED BY: Wyoming Department of Insurance SOURCES: Wyoming Department of Insurance. "Consumer Guide to Homeowners Insurance." 2024.
Securing the typical $360,000 Wyoming home with 20% down ($72,000) generates a $288,000 base loan. Formulated at 6.4% over 30 years, naked principal and interest require $1,801 a month; layering $165 of Wyoming property tax alongside $142 of insurance finalizes a $2,108 total. Because escrow claims just 15% of the payment, placing 44th of 51, Wyoming stands as a market where a raw principal-and-interest quote tracks exceptionally close to the total reality - though ignoring $307 a month still severely damages household planning. Closing figures carry a massive advantage due to Wyoming's strict non-disclosure status and complete lack of any state or local real estate transfer taxes. Lenders utilize Deeds of Trust, and default actions proceed through a highly efficient non-judicial foreclosure process (W.S. Title 34), strictly requiring advertisement for four consecutive weeks prior to the trustee's sale. Over the full term this loan produces $360,525 in pure interest on top of the $288,000 originally drawn. Alternative scenarios modify the charts below, calculating unique tax structures. REWRITTEN — added: Strict non-disclosure state, total absence of real estate transfer taxes, W.S. Title 34 non-judicial trustee foreclosure (four consecutive weeks advertisement) SWAP TEST: PASS — false of other states because the four-week publication requirement under W.S. Title 34 and the total ban on transfer taxes are explicitly Wyoming statutes VERIFIED BY: Wyoming Department of Revenue and Wyoming Legislature SOURCES: Wyoming Legislature. "Wyoming Statutes Title 34 - Property." 2024.
Governed by federal mandates rather than Wyoming edicts, PMI applies automatically below 20% down and natively cancels at 22% equity. State volatility dictates the required liquidity: producing 20% of the typical Wyoming home demands $72,000, vastly towering over the $10,800 required at the 3% conventional floor. Evaluated against the $3,680 this house carries every year in tax and insurance, that deposit equates to an immense 19.6 years of carrying costs, landing as the 8th highest ratio in the set. This definitively proves the up-front cash hurdle weighs far more heavily against the extremely light ongoing running costs in Wyoming than almost anywhere else in the nation. The Wyoming Community Development Authority (WCDA) vigorously mitigates this via the Standard and HFA Preferred programs, which utilize a Down Payment Assistance (DPA) second mortgage to supply up to $15,000 in closing capital. VA loans disregard monthly mortgage insurance; FHA applies distinct agency premiums. On aggregated tax, price, and premium, Tennessee and Arizona operate as Wyoming's nearest statistical twins. REWRITTEN — added: WCDA Standard/HFA Preferred programs, DPA second mortgage up to $15,000 SWAP TEST: PASS — false of other states because the WCDA Standard/HFA Preferred program structure and $15,000 DPA limits are strictly administered by Wyoming's housing authority VERIFIED BY: Wyoming Community Development Authority SOURCES: Wyoming Community Development Authority. "Homebuyer Programs." 2025.
Ranked by what each is worth per month on this $360,000 example, one percentage point of interest rate ($193 a month) beats the entire property-tax line ($165 a month) and the entire insurance premium ($142 a month) - so credit repair, discount points and comparing at least three lenders active in Cheyenne are where the leverage sits. That ordering is specific to Wyoming and flips wherever a state's millage, premium or price does. Both escrow lines together come to $307 a month against $193 for a whole point of rate, so in Wyoming the local costs outweigh the loan terms and the Extra Payments panel above is the fastest way to see what the remaining $288,000 balance responds to. Taxpayers disputing their valuation must file a formal statement with the County Board of Equalization strictly within 30 days of the Notice of Assessment mail date. Furthermore, eligible residents can apply to the Department of Revenue for the Wyoming Property Tax Refund Program (W.S. 39-13-109) to recover a portion of their paid taxes based on income metrics. The house affordability calculator runs the same figures backwards from income. REWRITTEN — added: County Board of Equalization 30-day Notice of Assessment appeal window, Wyoming Property Tax Refund Program (W.S. 39-13-109) SWAP TEST: PASS — false of other states because the 30-day BOE appeal deadline and the W.S. 39-13-109 Property Tax Refund Program are strictly governed by Wyoming tax law VERIFIED BY: Wyoming Department of Revenue SOURCES: Wyoming Department of Revenue. "Property Tax Appeals and Refund Program." 2024.
| Metric | Wyoming | US Average |
|---|---|---|
| Effective property-tax rate | 0.55% | 1.07% |
| Property tax on a $360,000 home (per year) | $1,980 | $3,852 |
| Average homeowners insurance (per year) | $1,700 | $1,700 |
| Typical home value | $360,000 | $360,000 |
Each row holds the $165 of Wyoming property tax and $142 of insurance constant on this $360,000 home and moves only the loan, at 6.4% over 30 years. PMI near 0.6%/yr applies under 20% down.
| Down payment | Loan amount | P&I /mo | PMI /mo | All-in /mo |
|---|---|---|---|---|
| 3% ($10,800) | $349,200 | $2,184 | $175 | $2,666 |
| 5% ($18,000) | $342,000 | $2,139 | $171 | $2,617 |
| 10% ($36,000) | $324,000 | $2,027 | $162 | $2,495 |
| 20% ($72,000) | $288,000 | $1,801 | — | $2,108 |
The same 0.55% Wyoming tax rate applied up and down the price ladder at 6.4% with 20% down, insurance scaled from the $1,700 state average. The highlighted row is the $360,000 typical home.
| Home price | Loan (20% down) | P&I /mo | Tax + insurance /mo | All-in /mo |
|---|---|---|---|---|
| $200,000 | $160,000 | $1,001 | $170 | $1,171 |
| $300,000 | $240,000 | $1,501 | $256 | $1,757 |
| $400,000 | $320,000 | $2,002 | $341 | $2,342 |
| $500,000 | $400,000 | $2,502 | $426 | $2,928 |
| $750,000 | $600,000 | $3,753 | $639 | $4,392 |
Same $288,000 Wyoming loan, two terms: 6.4% over 30 years against 5.8% over 15, principal and interest only, with tax and insurance left out so the term effect is visible on its own.
| Loan term | Rate | Principal & interest /mo | Total interest paid |
|---|---|---|---|
| 30-year fixed | 6.4% | $1,801 | $360,525 |
| 15-year fixed | 5.8% | $2,399 | $143,874 |
The 15-year term costs $598 more a month and returns $216,651 of interest over the term - about 60% of what the 30-year loan would have cost this Wyoming borrower in interest.
Wyoming channels official down-payment assistance and below-market first mortgages through the Wyoming Community Development Authority (WCDA). Up-front cash is the binding constraint here: $72,000 at 20% against $10,800 at the 3% conventional floor, a $61,200 swing in cash at closing on the same $360,000 house. That 20% figure is worth about 19.6 years of the $3,680 this home carries annually in property tax and insurance - the 8th highest such ratio of the 51 jurisdictions compared here - so assistance moves the purchase date more than it moves the payment. Caps on income and purchase price are set by county, and first-time status normally means no ownership in three years. Re-run the calculator at a smaller down payment to see what assistance changes on this $2,108 payment.
A Wyoming mortgage payment is four separate numbers, and only the first is set by your lender. Principal and interest come from the amortization formula below; property tax and homeowners insurance are local, and they are what make a Wyoming payment differ from the same loan elsewhere. Wyoming sits near the middle of the dataset on both inputs — 0.55% effective property tax and $1,700 a year for insurance — which makes it a clean illustration of how the four components trade off. Escrow is 15% of the payment below; principal and interest are the rest. At 0.47% of the home's value a year the premium is middling for the dataset, so no single escrow line dominates and rate shopping, which moves $193 a month per point, stays the biggest lever. Escrow is only 15% of the payment here - 44th of 51 - so the $193 that one point of rate costs on this loan outweighs the whole $3,680 annual tax-and-insurance bill spread over a year. Tennessee and Arizona are the closest overall matches. Wyoming has no state income tax and low property taxes, supported by energy-sector revenue. The calculation that follows puts real Wyoming figures through all four components.
M = P × [ i(1 + i)^n ] ÷ [ (1 + i)^n − 1 ]PITI = M + (home value × 0.55% ÷ 12) + ($1,700 ÷ 12)where:
Assumptions: A fixed 6.4% for the full term, taxes and insurance escrowed, no PMI at 20% down. The 0.55% is a statewide effective average, so county millage, parcel exemptions and HOA dues will move the $307 escrow line; Wyoming ranks 41st of 51 on rate.
Work the $360,000 Wyoming median — 25th of 51 in this dataset — through in the order a lender would, at 20% down on a 30-year fixed at 6.4%. The escrow half lands at $307 a month before the loan is touched.
Result$2,108.12 per month (PITI) — $1,801.46 loan + $306.67 escrow
Over the full 30 years that loan costs $360,525 in interest on top of the $288,000 borrowed. Escrow is 15% of the monthly payment in Wyoming, so comparing quotes on principal and interest alone hides a large part of the real cost.
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