Wyoming landlord guide — Gillette, the Energy Capital of the Nation, Powder River Basin coal (~30% of US supply), Wyoming’s highest median incomes, Campbell County Health, Gillette College & Wyo. Stat. §§ 1-21-1001–1211
🏛️ County Seat: Gillette 👥 Population: ~48,000 💰 Median HHI: >$90,000 (WY highest)
Campbell County is the undisputed energy capital of Wyoming — and by one measure, of the entire United States. The Powder River Basin, which stretches across northeastern Wyoming and into Montana, produces approximately 30% of all coal mined in the United States, and the vast majority of that production occurs within Campbell County. This single fact defines the character of Gillette and Campbell County more profoundly than any other: the county has some of the highest median household incomes in Wyoming (routinely above $90,000, roughly 30% above the state average), some of the lowest poverty rates, and a quality of recreational and civic infrastructure that belies its relative remoteness — all funded, directly or indirectly, by coal severance taxes, property taxes on coal and mineral production, and the wages of mining workers.
The rental market in Campbell County reflects this energy economy in every dimension. Tenants are overwhelmingly employed in coal mining, oil and gas extraction, or the vast support ecosystem of equipment operators, mechanics, electricians, engineers, and logistics workers who serve the mines. Incomes are high, which supports strong rent-paying capacity. But the coal industry is in structural long-term decline as utilities shift toward natural gas and renewables, and that decline creates a slow-moving but real threat to the county’s employment base that landlords must understand when underwriting properties and screening tenants. Campbell County is not in crisis — its community leaders are actively diversifying into events, sports, healthcare, and workforce training — but it is a market that requires more long-term economic awareness than a government- or healthcare-anchored city like Cheyenne.
All residential landlord-tenant matters in Campbell County are governed by Wyoming Statutes §§ 1-21-1001 through 1-21-1211. Eviction actions (Forcible Entry and Detainer / FED) are filed in the Sixth Judicial District Court in Gillette. No rent control exists anywhere in Wyoming. No just-cause eviction requirement applies.
>$90,000 — highest in Wyoming (~30% above state avg)
Median Rent
~$950 average
Major Employers
Powder River Basin coal mines (Peabody, Arch, etc.), oil & gas extraction, Campbell County Health, Campbell County School District, Gillette College, county government
Coal Production
~30% of US coal supply — but structurally declining long-term
Poverty Rate
Among Wyoming’s lowest — reflects mining wage prosperity
500 S. Gillette Ave, Suite 2600, Gillette, WY 82716
Court Phone
(307) 682-3424
Mailing Address
PO Box 817, Gillette, WY 82716
Court Hours
Mon–Fri 8:00 a.m.–5:00 p.m. (Mountain Time)
Eviction Enforcement
Sheriff only (Writ of Restitution required)
Campbell County Local Ordinances & Landlord Rules
City and county rules that apply alongside Wyoming state law
Category
Details
Rental Registration
Wyoming has no state-level landlord licensing or rental registration requirement. The City of Gillette does not require a blanket rental registration for standard long-term residential rentals. Code enforcement is complaint-driven. Short-term rental operators in Gillette must comply with applicable city zoning and Wyoming lodging tax obligations. Cam-Plex, Gillette’s major event venue, draws large events year-round that can create short-term accommodation demand spikes; landlords with suitable properties may find short-term rental opportunities around major Cam-Plex events.
Rent Control
None. Wyoming has no rent control anywhere in the state. Month-to-month rent increases require one full rental period’s written notice. Campbell County rents have been relatively stable in recent years as the coal industry has contracted from its 2014–2015 peak. Rents remain below what they commanded during the peak energy boom but are supported by the county’s still-substantial mining wages.
Security Deposit
No statutory cap in Wyoming. Must disclose in writing if any portion is nonrefundable. Return within 30 days of termination/eviction OR within 15 days of receiving tenant’s forwarding address, whichever is later. Extended by 30 days if damages. Given Campbell County’s high-income tenant base, eviction risk is relatively low — but collecting a standard two months’ rent deposit is reasonable protection against mining-sector job loss events. Utility deposits: return within 10 days of tenant proving utilities paid in full.
Coal Economy & Long-Term Demand
Campbell County’s rental market is more exposed to a single long-term structural risk than any other Wyoming county: the secular decline of US coal consumption. Coal production in the Powder River Basin has fallen from its peak by roughly half since 2008. While the decline has been gradual and the county has retained its population and high incomes through diversification into oil and gas severance revenue, events, sports, and healthcare growth, landlords with Gillette properties should think carefully about long-term hold periods. For 5–10 year investment horizons, the market is likely stable given remaining mine life and diversification momentum. For 15–30 year holds, the trajectory of energy policy and coal demand will be the defining factor. The county’s active efforts to attract new industries (including renewable energy on reclaimed mine land), its excellent civic infrastructure, and its low tax environment are real assets for a diversification strategy.
Mining Tenant Screening
When screening miners and mining-support workers: (1) Ask which company they work for — major operators (Peabody Energy, Arch Resources, etc.) have been through multiple market cycles and retain employees through moderate downturns better than smaller contractors. (2) Ask their role and tenure — a senior equipment operator with 15 years at the same mine and a union contract is a fundamentally different risk than a new contractor hire. (3) Ask whether they have a union contract with guaranteed wage schedules — United Mine Workers agreements provide significant income stability. (4) Verify income documentation carefully — mining wages are high but can include overtime and bonuses that inflate annual income above base; verify base wage separately. Income at 3x rent is the standard floor.
Late Fees
No statutory cap. Must be specified in the lease. No mandatory grace period. Given Campbell County’s high wages, payment delinquency among employed mining workers is uncommon. The risk scenarios are sudden job loss (mine layoff) or accident/injury affecting a worker. Clear lease terms and prompt action when payment delays occur protect landlords against extended non-payment situations.
Wyoming FED Eviction Process
Evictions are Forcible Entry and Detainer (FED) proceedings filed in the Sixth Judicial District Court (500 S. Gillette Ave, Suite 2600). After serving appropriate notice, the landlord files a FED complaint. Upon judgment, the court issues a Writ of Restitution. Only the Campbell County Sheriff’s Office may enforce the eviction. No self-help eviction, lockout, or utility shutoff permitted. Domestic violence is an affirmative defense to eviction.
No Income Tax
Wyoming has no state income tax. For high-income mining workers earning $80,000–$120,000+ annually, the absence of a state income tax is a meaningful financial benefit that effectively increases take-home pay. This contributes to the financial stability of the tenant base.
Wyo. Stat. §§ 1-21-1001–1016 (Forcible Entry & Detainer) and 1-21-1201–1211 (Residential Rental Property) — notice requirements and landlord rights applicable in Campbell County
⚡ Quick Overview
3
Days Notice (Nonpayment)
3 (all violations)
Days Notice (Violation)
14-30
Avg Total Days
$$70
Filing Fee (Approx)
💰 Nonpayment of Rent
Notice Type3-Day Notice to Pay Rent or Quit
Notice Period3 days
Tenant Can Cure?Yes - tenant can pay all rent within 3-day notice period to stop eviction
Days to Hearing3-10 (summons sets return day for hearing; typically within days of filing) days
Days to Writ0-30 days after judgment (court determines; Writ of Restitution issued) days
Total Estimated Timeline14-30 days
Total Estimated Cost$150-350
⚠️ Watch Out
3-day notice for nonpayment. No statutory grace period. Very landlord-friendly state with fast process. Notice must be in writing and left with tenant in person or at usual place of abode. After 3 days, landlord files FED complaint with circuit court ($70 filing fee). Summons sets return day (hearing date). If landlord wins: court issues Writ of Restitution giving tenant 0-30 days to vacate (court discretion - better chance of more time if tenant attends trial). If tenant doesn't attend = likely immediate writ. After writ: only sheriff can physically remove. Landlord can remove property and leave it outside after sheriff executes writ. No statutory cap on security deposits. Lease must state if any deposit portion is nonrefundable. Safe Homes Act: DV victims can break lease with 30 days notice + protection order.
Serve the required notice based on the eviction reason (nonpayment or lease violation).
Wait for the notice period to expire. If tenant cures the issue (where allowed), the process stops.
File an eviction case with the Circuit Court - Forcible Entry and Detainer (WS § 1-21-1001 to 1-21-1016). Pay the filing fee (~$$70).
Tenant is served with a summons and has the opportunity to respond.
Attend the court hearing and present your case.
If you prevail, obtain a writ of possession from the court.
Law enforcement executes the writ and removes the tenant if necessary.
⚠️ Disclaimer: This page provides general information about Wyoming eviction laws and does not constitute legal advice.
Eviction procedures can vary by county and may change over time. Local jurisdictions may have additional requirements or tenant protections.
For specific legal guidance, consult a qualified Wyoming attorney or local legal aid organization.
🔍 Reduce Your Risk Before Signing a Lease:
Wyoming landlords who screen tenants carefully before signing a lease significantly
reduce their risk of ending up in eviction court. Understanding
tenant screening in Wyoming —
including background checks, credit history, income verification, and rental references — is one of the most
cost-effective steps you can take to protect your rental property. Before you ever need Wyoming's
eviction process, proper tenant screening can help
you identify red flags early and avoid problem tenancies altogether.
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⚠️ Disclaimer: These calculations are estimates based on state statutes and typical court timelines. Actual results vary by county, court backlog, and case specifics. Always verify current requirements with your local courthouse. This is not legal advice.
Gillette (Powder River Basin coal ~30% US supply, WY’s highest median incomes >$90K, Campbell County Health, Gillette College, Cam-Plex events center). Coal structurally declining but population stable. Low poverty. Mountain Time. FED in 6th District Court — Sheriff enforces. 3-day notices; 30-day M-t-M. No deposit cap. No WY income tax.
Campbell County
Screen Before You Sign
Best profiles: Campbell County Health staff (most stable, counter-cyclical), CCSD employees, Gillette College faculty/staff, county government workers. For mining workers: verify employer (major operator vs. contractor), job type, tenure (>5 years preferred), union membership (UMW contract = strong stability). Verify base wage separately from overtime. Income at 3x rent. Run Wyoming court records. Consider month-to-month terms for newly hired contractors. No WY income tax means take-home pay is higher than equivalent gross elsewhere.
A Landlord’s Guide to Renting in Campbell County, Wyoming
Gillette, Wyoming, earns its “Energy Capital of the Nation” designation not just by self-promotion but by arithmetic: the Powder River Basin coal mines that surround Campbell County produce approximately 30% of all coal mined in the United States, an output that has no parallel in American coal mining. This concentration of extractive industry has given Campbell County something almost unique in rural Wyoming: consistent, high-paying employment for a workforce of miners, operators, engineers, mechanics, and support workers whose wages push the county’s median household income above $90,000 — roughly 30% above the Wyoming state average and well above the national median. For landlords, this is the single most important economic fact about Campbell County: the tenants available in this market are among the highest-income in the state.
Mining Wages and Rental Market Dynamics
A senior surface miner or equipment operator in the Powder River Basin working for a major coal company like Peabody Energy or Arch Resources can earn $80,000–$120,000 annually including overtime and bonuses. Even junior workers at the mines typically earn well above the state median. This income level means that rent at $1,000–$1,400 per month represents a relatively small share of mining workers’ gross income, which translates into low default rates and strong rent-paying capacity — provided the mining job continues. The critical screening discipline in Campbell County is not whether the tenant earns enough but whether that income is durable. An established miner with seniority at an operating mine has strong income durability. A contract worker in their first year with a smaller service company has much less.
The Long-Term Coal Question
Coal production in the Powder River Basin peaked around 2008 and has since declined by roughly half. The structural forces driving this decline — natural gas price competitiveness, renewable energy growth, and utilities retiring coal-fired generating capacity — are not reversing in any near-term scenario. Campbell County’s community leaders understand this and are actively pursuing economic diversification strategies: renewable energy development on reclaimed mine land, sports and events tourism anchored by the Cam-Plex event center and the Energy Capital Sports Complex, expanded healthcare capacity at Campbell County Health, workforce training through Gillette College, and efforts to attract new industries with the county’s low tax environment and high-quality civic infrastructure.
For landlords, this trajectory creates a specific planning consideration: Campbell County is an excellent near-to-medium-term rental market but requires thinking about long-term transition risk. Properties acquired at reasonable prices relative to current rents provide meaningful margins of safety. Properties priced on the assumption of perpetual coal-economy incomes may underperform as the workforce composition shifts over the coming decade. The wisest approach is to understand the diversification investments the county is making — they are real and substantial — and factor them into long-term hold period assumptions.
Campbell County Health and the Non-Mining Market
Campbell County Health (CCH) serves as the regional hospital for northeastern Wyoming and provides the counter-cyclical employment anchor that every diversified rental portfolio in Gillette benefits from. CCH employees — physicians, nurses, allied health professionals, and administrative staff — are employed by the healthcare sector whose demand is driven by the health needs of the population rather than by coal prices. As the mining workforce ages and the overall community grows, healthcare demand is structurally supported regardless of energy market conditions. Building a tenant portfolio that includes CCH staff alongside mining workers reduces correlation risk and provides portfolio stability through energy market cycles.
Campbell County landlord-tenant matters are governed by Wyo. Stat. §§ 1-21-1001–1016 (Forcible Entry & Detainer) and 1-21-1201–1211 (Residential Rental Property). Nonpayment: 3-Day Notice to Pay or Quit. Lease violation (curable): 3-Day Notice to Cure or Quit. Illegal activity / non-curable: 3-Day Unconditional Notice to Quit. Month-to-month termination: 30-Day Written Notice. Security deposit: no statutory cap; must disclose if any portion nonrefundable; return within 30 days of termination/eviction or 15 days after receiving forwarding address (whichever later); extended 30 days if damages. Utility deposit: return within 10 days. Late fees: no statutory cap; must be in lease. No landlord entry notice requirement by statute (specify 24 hours in lease). No rent control. No just-cause eviction. No self-help eviction; no lockout; no utility shutoff. Sheriff-only enforcement. Domestic violence is affirmative defense to eviction. No WY state income tax. Court: Sixth Judicial District Court, 500 S. Gillette Ave Suite 2600, Gillette, WY 82716 (PO Box 817); phone (307) 682-3424. Hours Mon–Fri 8am–5pm MT. Last updated: May 2026.
Disclaimer: This page provides general information about landlord-tenant law in Campbell County, Wyoming and is not legal advice. Laws change frequently. Always verify current requirements with a licensed Wyoming attorney before taking legal action. Last updated: May 2026.
