Home financing in Lincoln County.

Home financing — most commonly called a mortgage — is a loan that lets you buy a home and pay it back over time, usually 15 to 30 years. The home itself serves as collateral, which means the lender can take it back if you stop making payments. In exchange for lending you the money, the lender charges interest.

There are several types of home loans you'll hear about in Wyoming:

• **Conventional loans** — offered by banks and credit unions, usually require a credit score of 620 or higher and a down payment of 3–20%.

• **FHA loans** — backed by the federal government, require as little as 3.5% down and accept credit scores as low as 580. Popular with first-time buyers.

• **USDA Rural Development loans** — Lincoln County is largely rural, and many addresses qualify for zero-down USDA loans. This is one of the best-kept secrets for buyers in this area.

• **VA loans** — for eligible veterans and active-duty military, often with no down payment required.

• **ITIN loans** — for borrowers without a Social Security number who have an Individual Taxpayer Identification Number (ITIN). A growing number of lenders and credit unions offer these.

• **Wyoming Community Development Authority (WCDA) loans** — state-level programs with below-market interest rates, down payment help, and first-time buyer incentives.

The key thing to understand: you don't have to go straight to a big national bank. Local lenders, credit unions, and community organizations in and near Lincoln County often offer better terms and more personal service.

Lincoln County's economy is built around agriculture (especially in Star Valley), energy production near Kemmerer, tourism tied to the Bridger-Teton National Forest, and small business. Many residents are self-employed ranchers, contractors, or seasonal workers — and that affects how lenders look at your income.

**If you're a wage earner** (W-2 employee), qualifying is usually straightforward. Lenders want to see at least two years of steady employment history.

**If you're self-employed or a solo contractor**, lenders will look at your last two years of tax returns (Schedule C or farm schedules) to calculate your average net income. Make sure your returns are filed and reflect your real earnings — undeclared income cannot help you qualify.

**If you're a seasonal worker**, some lenders will average your income over 24 months. The Wyoming Workforce Services office in Star Valley Ranch or Afton can sometimes provide employment verification letters that help.

**If you have no Social Security number**, you may still qualify using an ITIN. ITIN loans are real mortgage products — not payday loans — and several lenders serving Wyoming offer them. You'll generally need a larger down payment (10–20%) and two or more years of tax filings using your ITIN.

**Credit score considerations:** A score above 620 opens most doors. If your score is lower, start by talking to a HUD-approved housing counselor — there are free options available by phone and online for Wyoming residents — before applying anywhere.

**Down payment:** Programs exist for as little as 0% down (USDA) or 3.5% down (FHA). Lincoln County's median home prices are generally lower than in Teton County to the north, which makes down payment hurdles more manageable.

Every lender is a little different, but most home loan applications in Wyoming will ask for the following. Gathering these before you start will save you a lot of back-and-forth.

**Identity and residency:**

- Government-issued photo ID (driver's license, passport, consular ID / matrícula consular)

- ITIN letter from the IRS (if applicable) or Social Security card

**Income verification:**

- Last two years of federal tax returns (all pages, all schedules)

- W-2s or 1099s for the last two years

- Last 30 days of pay stubs (if a wage employee)

- If self-employed: profit and loss statement for the current year, business bank statements

**Assets:**

- Last two to three months of bank statements (all accounts)

- Documentation of any gift funds used for a down payment (a gift letter is required)

**Property:**

- Purchase agreement (once you have one)

- Contact information for your title company (there are local title companies in Afton and Kemmerer)

**Credit:**

- The lender will pull your credit report with your permission. You don't need to bring this.

**Tip for ITIN borrowers:** Bring at least two years of tax transcripts directly from the IRS (Form 4506-C). Some ITIN-friendly lenders will accept Individual Tax Identification Number statements in place of Social Security-based credit histories.