The Lady Bird deed — Florida's probate-avoidance specialty

A Lady Bird deed (technically: an enhanced life estate deed) is one of Florida's most useful planning tools — and one of its most underused. For roughly $750, you can record a deed that:

• Keeps you in full control of your home for the rest of your life — sell, mortgage, refinance, give it away — without the named beneficiaries' consent.
• Preserves all three Florida homestead protections (tax exemption, Save Our Homes cap, constitutional creditor protection).
• Transfers the home automatically to named beneficiaries at your death — without probate.
• Avoids gift tax during your lifetime (you haven't actually given anyone anything yet).
• Keeps Medicaid eligibility intact (the home isn't a countable transfer until death).

That's a lot of benefits for one deed. Below: how it works, when it fits, when it doesn't.

How it works

The mechanics: you (the 'grantor') execute and record a deed that conveys the property to yourself for life, with the right to sell or otherwise dispose of the property during your lifetime, and at your death the property passes automatically to a named 'remainder beneficiary' — without probate.

• During your lifetime: you own the property, retain all rights, file the homestead tax exemption, sell or refinance if you want. The remainder beneficiary has no current legal interest.
• At your death: the deed's reservation of life estate ends. The remainder beneficiary takes title automatically. They record the death certificate; title is now in their name.
• No probate is needed for the home — the transfer happens by operation of the recorded deed, not through court process.
• No gift tax applies during life — you haven't given anyone anything yet because you retained the right to revoke.

When a Lady Bird deed fits

• You own a Florida homestead and want it to skip probate. This is the #1 use case.
• Your estate is small — a Lady Bird deed on the home plus beneficiary designations on financial accounts may eliminate the need for probate entirely.
• You want to preserve homestead protections — putting the home in a revocable trust can in some circumstances complicate creditor protection; a Lady Bird deed preserves it cleanly.
• You want simplicity — Lady Bird deeds are straightforward, recorded once, no ongoing maintenance.
• You may need Medicaid in the future — the deed doesn't trigger a 5-year look-back transfer because you retain the property until death.
• Your situation isn't complex — single home, clear beneficiaries, no blended-family issues.

When a Lady Bird deed DOESN'T fit

• You have multiple beneficiaries who might not get along. A Lady Bird deed dumps the property on them as co-owners. If they disagree on selling, you've created a partition action waiting to happen.
• You want staged distributions — 'half at 25, half at 30' or 'income only until 35'. A Lady Bird deed transfers immediately at death; only a trust can stage distributions.
• You have a complex blended-family situation — second marriage, children from prior marriage, competing interests. A trust handles the nuance better.
• You want to keep planning private — Lady Bird deeds are recorded, public records. Anyone can look them up.
• You expect significant changes to your beneficiary list — though you can always record a new Lady Bird deed.
• You want creditor protection beyond homestead — Lady Bird deeds preserve, not enhance, homestead creditor protection.

Lady Bird vs. revocable trust — when each one wins

Both avoid probate; both preserve control during life. The differences:

• Cost: Lady Bird deed ~$750; full revocable trust package $2,500–$2,950.
• Scope: Lady Bird covers only the property named; trust covers all funded assets.
• Privacy: Lady Bird is public (recorded); trust is private.
• Flexibility: trust can stage distributions, create sub-trusts, handle complex scenarios; Lady Bird is one-shot at death.
• Homestead protection: Lady Bird preserves cleanly; trust ownership of homestead requires careful drafting.
• Medicaid: Lady Bird preserves eligibility; trust ownership of homestead has more complex Medicaid analysis.

Our typical practice: Lady Bird deed for the homestead, revocable trust for everything else. Best of both worlds — homestead protections preserved, the rest of the estate stages cleanly.

Common mistakes

• Using an out-of-state form: Lady Bird deeds aren't valid in every state. Florida-specific drafting matters.
• Naming a minor as remainder beneficiary: a minor can't take title outright. The deed should name a custodian under FUTMA, or a trust for the minor, or be deferred until majority.
• Forgetting to update: if you sell the home and buy a new one, the old Lady Bird deed dies with the old property. You need to record a new one for the new home.
• Conflict with your will: if your will says one thing about the home and your Lady Bird deed says another, the deed wins (because the home transfers outside probate). We coordinate the documents.
• Co-owners without coordination: if you and your spouse own the home jointly, a Lady Bird deed signed by only one of you only affects that one's interest. Both owners should sign.
• Naming the wrong people: ex-spouses, deceased relatives, anyone you wouldn't currently leave the home to. We catch these on intake.

How to get one

Our flat fee is $750, which includes:

• Drafting the Lady Bird deed with proper Florida statutory language.
• Coordinating remainder beneficiary names, addresses, and any contingent beneficiaries.
• Preparing the deed for execution with proper notarization.
• Recording with the appropriate county clerk's office.
• A copy of the recorded deed for your records.
• Coordination with any will or trust to make sure the documents agree.

Timeline: typically 2–3 weeks from intake to recorded deed. We can move faster if there's a specific reason (e.g., you're heading into surgery).

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Rachel is not accepting new clients until late October 2026. Leave your details and we'll call when intake reopens. If your matter can't wait, The Florida Bar Lawyer Referral Service — 800-342-8011 — refers you to another Florida attorney taking cases now.