Wyoming landlord guide — Thermopolis (world’s largest mineral hot springs, free public soaking by treaty), Wyoming Dinosaur Center, Wind River Canyon, Big Horn Basin & Wyo. Stat. §§ 1-21-1001–1211
🏛️ County Seat: Thermopolis 👥 Population: ~4,625 (2nd least populous WY county) ♨️ Hot Springs: World’s largest mineral hot springs
Landlord-Tenant Law in Hot Springs County, Wyoming
Hot Springs County is Wyoming’s most geologically distinctive county — a small, remote community in the Big Horn Basin built around one of the natural wonders of the American West. Thermopolis, the county seat and home to approximately 2,750 of the county’s 4,625 residents, sits atop the world’s largest known mineral hot springs, which flow at approximately 18 million gallons per day and pour into Hot Springs State Park on the banks of the Big Horn River. A unique provision of the 1896 treaty by which the Eastern Shoshone and Northern Arapaho tribes ceded the hot springs to Wyoming guarantees that a portion of the mineral waters must always be available to the public free of charge — a commitment honored today through the State Bath House in Hot Springs State Park, where Wyoming residents and visitors can soak at no cost.
The county’s economy is built on this distinctive asset: tourism centered on the hot springs, Hot Springs State Park, Wind River Canyon (a dramatic gorge carved by the Big Horn River), and the Wyoming Dinosaur Center (one of the nation’s most respected paleontological institutions, with active dig sites). Healthcare and social services account for 33% of employment, led by the Wyoming Pioneer Home (a state nursing home for elderly residents, one of the county’s largest employers) and Thermopolis’s regional healthcare facilities. The county’s population skews heavily older — 31.1% of residents are over 65, nearly double the Wyoming average — reflecting both the aging of the existing population and the county’s modest economic draw for younger workers.
All residential landlord-tenant matters are governed by Wyoming Statutes §§ 1-21-1001 through 1-21-1211. Eviction actions (FED) are filed in the Fifth Judicial District Court in Thermopolis. No rent control exists anywhere in Wyoming.
Thermopolis (~2,750 — world’s largest mineral hot springs)
County Population
~4,625 (2nd least populous WY county)
Age Profile
31.1% over age 65 — nearly double WY average; one of WY’s oldest communities
Median HH Income
~$67,460 (Thermopolis)
Cost of Living
Index 85.2 (well below US average of 100)
Major Employers
Wyoming Pioneer Home (state nursing home), Hot Springs County School District, county & state government, healthcare sector, tourism (hot springs, Wyoming Dinosaur Center, Wind River Canyon), oil & gas
Key Attraction
Hot Springs State Park — world’s largest mineral hot springs; free public soaking guaranteed by 1896 treaty
Rent Control
None
Landlord Rating
3.5/10 — Wyoming’s 2nd smallest county; very limited tenant pool; aging population; very affordable acquisitions; tourism STR opportunity for right property near hot springs
⚖️ Eviction At-a-Glance (Wyoming)
Nonpayment Notice
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 (1 full rental period)
Court Action
Forcible Entry & Detainer (FED) — District Court
Court
Fifth Judicial District Court, Hot Springs County
Courthouse Address
415 Arapahoe St, Thermopolis, WY 82443
Court Phone
(307) 864-3323
Court Hours
Mon–Fri 8:00 a.m.–5:00 p.m. (Mountain Time)
Eviction Enforcement
Sheriff only (Writ of Restitution required)
Hot Springs County Local Ordinances & Landlord Rules
Local rules that apply alongside Wyoming state law
Category
Details
Rental Registration
Wyoming has no state-level landlord licensing. Thermopolis does not require blanket rental registration for long-term residential rentals. Code enforcement is complaint-driven. Wyoming lodging tax applies to short-term rentals. Thermopolis has real STR potential given its unique tourism draw — the hot springs attract visitors year-round, though summer and shoulder seasons see peak traffic. Properties near Hot Springs State Park, the Big Horn River, or with mountain views can command meaningful STR premiums.
Rent Control
None. Wyoming has no rent control anywhere in the state. Hot Springs County’s cost of living index of 85.2 (well below the US average of 100) means rents are affordable — competitive pricing is important in a market with such a limited tenant pool. Month-to-month rent increases require one full rental period’s written notice.
Security Deposit
No statutory cap in Wyoming. Must disclose if any portion is nonrefundable. Return within 30 days of termination/eviction OR 15 days after receiving forwarding address (whichever later); extended 30 days if damages. No interest required. Utility deposit: return within 10 days. Standard 1 month practice in this market.
♨️ The Hot Springs — Wyoming’s Tourism Anchor
Hot Springs State Park in Thermopolis is one of Wyoming’s most unique public assets. The mineral springs, guaranteed to flow freely at above 100°F, are protected by an 1896 treaty provision that guarantees free public access to a portion of the waters. This treaty obligation — now honored through the free State Bath House — makes Thermopolis one of the few places in North America where visitors can soak in natural mineral hot springs at no cost. The springs draw both destination visitors and pass-through travelers on US-20, creating year-round tourism traffic. For landlords near the park, this translates to genuine STR demand that is not purely seasonal. The Wyoming Dinosaur Center adds a second major attraction, with active fossil dig sites open to the public seasonally.
Wyoming Pioneer Home
The Wyoming Pioneer Home, a state-operated nursing home for elderly Wyoming residents located in Thermopolis, is one of the county’s most significant institutional employers. Its staff — nurses, certified nursing assistants, dietary workers, social workers, facilities workers, and administrators — represent stable, state-government-employed tenants with civil service protections. Given the county’s extremely old age profile (31.1% over 65), the Pioneer Home’s mission is directly aligned with the dominant demographic reality of Hot Springs County. Pioneer Home employees are among the most reliable tenants available in this small market.
Aging Population & Rental Demand
With nearly one-third of the county’s population over age 65, Hot Springs County has Wyoming’s most pronounced age skew. This has specific implications for landlords. Demand for single-story, accessible housing (no steps, wider doorways, accessible bathrooms) is higher in this market than anywhere else in Wyoming. Senior renters who have sold their homes or are downsizing represent a genuine and underserved niche — particularly for well-maintained, accessible single-family homes priced within reach of Social Security and pension income. At the same time, the county’s limited ability to attract young working-age residents constrains the broader rental market.
Wyoming FED Eviction Process
Evictions are Forcible Entry and Detainer (FED) proceedings filed in the Fifth Judicial District Court (415 Arapahoe St, Thermopolis). After serving appropriate notice, the landlord files a FED complaint. Upon judgment, the court issues a Writ of Restitution. Only the Hot Springs 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.
Wyo. Stat. §§ 1-21-1001–1016 and 1-21-1201–1211 — applicable in Hot Springs 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.
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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.
Thermopolis — world’s largest mineral hot springs (free public soaking by treaty), Wyoming Dinosaur Center, Wind River Canyon. WY’s 2nd least populous county. 31.1% over 65. Cost of living index 85.2. Wyoming Pioneer Home (state nursing facility). Mountain Time. FED in 5th District Court. No deposit cap. 3-day notices; 30-day M-t-M. No WY income tax. Sheriff enforces.
Hot Springs County
Screen Before You Sign
Best profiles: Wyoming Pioneer Home staff (state employment), HCSD teachers/staff, county government workers, healthcare workers. Senior renters downsizing from homes are a growing niche — consider accessible unit features. Very small pool: word-of-mouth and references essential. Income at 3x rent. Run WY court records. STR near hot springs park: strong seasonal potential.
A Landlord’s Guide to Renting in Hot Springs County, Wyoming
Hot Springs County is Wyoming at its most distinctive — a tiny, remote community built around natural wonders that have drawn visitors for thousands of years, since long before European settlement of the American West. The Eastern Shoshone and Northern Arapaho peoples considered the hot springs sacred, and when they ceded the area to Wyoming Territory in 1896, they extracted a remarkable guarantee: the springs’ healing waters would always remain available to the public at no charge. That provision is still honored today, making Thermopolis one of the rare places in America where you can soak in natural geothermal mineral springs for free — a fact that drives real tourism and shapes the entire character of the local economy.
The Oldest Community in Wyoming
With 31.1% of residents over age 65 — nearly double the Wyoming average of approximately 18% — Hot Springs County is Wyoming’s oldest community by age profile, and getting older. The Wyoming Pioneer Home, a state facility in Thermopolis that has served elderly Wyoming residents since 1904, both reflects and contributes to this demographic reality. For landlords, this aging profile creates a specific and growing niche: senior renters who are transitioning out of larger homes they no longer need, couples who have sold the family ranch or farm and want to remain in Thermopolis, and retirees who are attracted to the county’s low cost of living, natural amenity (the hot springs themselves provide therapeutic value), and quiet character. Well-maintained, single-story, accessible homes are particularly well-suited to this demographic and face little competition in the Thermopolis market.
Short-Term Rental Opportunity
For investors considering Hot Springs County, the most interesting financial opportunity may be short-term rental rather than long-term residential. The hot springs draw visitors year-round, and Thermopolis has limited quality accommodation — a well-appointed vacation rental within easy reach of Hot Springs State Park can command meaningful nightly rates during peak summer season and generate positive returns on low-acquisition-cost property. The Wyoming Dinosaur Center, Wind River Canyon, and Boysen Reservoir add additional visitor demand. Investors should verify current STR compliance requirements with the Town of Thermopolis before committing to a short-term strategy.
Hot Springs County landlord-tenant matters are governed by Wyo. Stat. §§ 1-21-1001–1016 and 1-21-1201–1211. 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; 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. 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 income tax. Court: Fifth Judicial District Court, 415 Arapahoe St, Thermopolis, WY 82443; phone (307) 864-3323. Hours Mon–Fri 8am–5pm MT. Last updated: May 2026.
Disclaimer: This page provides general information about landlord-tenant law in Hot Springs 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.
