Lady Bird Deed
A Lady Bird Deed, also known as an enhanced life estate deed, is an alternative way to transfer ownership of property. Instead of transferring ownership and control of the real estate directly to the property owner's beneficiaries, a Lady Bird Deed allows the property owner to give themselves a life estate (also referred to as a life tenancy) and provides a remainder interest, usually in an heir but it could be anyone the homeowner so desires, after the homeowner dies.
Unlike an ordinary life estate deed or an outright transfer of property, two key distinctions apply. First, the life tenant has a right to sell or mortgage the entire property without joinder by the remainderman and retain all profits, which means the remainderman can be fully divested of his or her interest. Second, the life tenant can commit waste to the detriment of the remainderman.
Lady Bird Deeds in Florida
Lady Bird Deed Explained and Drawn Out
A Lady Bird Deed is also known as a transfer on death deed and an enhanced life estate deed. All three terms refer to the same type of deed. It is important to note that Lady Bird Deeds are not utilized nationwide. They are specifically and regularly used in Florida, Michigan, Texas, Vermont, and West Virginia.
The basic idea is that the Lady Bird Deed in Florida allows the property to pass outside of probate after the initial owner passes away. It also provides that the initial owner, who we will call the life estate holder or life tenant, can change their mind as to who should receive the property before their passing, and can do whatever they want with their property without having to consult or get the permission of the listed remainderman, even if it means eliminating their eventual ownership interest.
Importantly, the remainderman has a vested interest subject to being divested. So if the remainderman predeceases the life tenant holder, then upon the life estate holder's death, the deceased remainderman's portion of the property should go to their estate.
In other words, if two remaindermen were to inherit 50/50 upon the life estate holder's death, and one remainderman passes away first, the surviving remainderman still only gets his or her 50%. The other 50% would have to go through probate.
Lady Bird Deed vs. Traditional Life Estate Deed
The main difference between an enhanced life estate deed and a regular or traditional life estate deed is the degree of control the life tenant retains.
In a regular or non-Lady Bird deed, you will find language that essentially says: "Sam Jones for his life, with remainder to his daughter Lisa Jones." In this example, Sam is the life estate holder and Lisa is the remainderman.
Because this is a traditional life estate deed and not an enhanced life estate deed or Lady Bird Deed, Sam would be unable to sell his property or take out a mortgage without joinder by Lisa. Lisa has to sign and agree to those things involving Sam's property.
By contrast, an enhanced life estate deed states that the life tenant has full power and authority to mortgage, rent, sell, and otherwise manage the property in fee simple without joinder of the remainderman. This is assuming that the Florida Lady Bird Deed has been properly drafted to include both the powers the life tenant holds, such as the right to convey, mortgage, or rent, and language to the effect that the life tenant has full power and authority to exercise those rights in fee simple without joinder of the remainderman.
How an Enhanced Life Estate Tenant Makes a Conveyance or Takes a Mortgage
The Florida legislature has not had much to say about Lady Bird Deeds. However, three Florida Uniform Title Standards were published by the Real Property, Probate, and Trust Law Section of the Florida Bar in June 2019. They passed these standards to address and provide direction on enhanced life estate deeds.
When a Lady Bird Deed Life Tenant Wants to Convey or Mortgage Their Property
Florida Uniform Title Standard 6.10 and 6.11 states that the holder of a life estate in non-homestead or homestead property, if the Lady Bird Deed specifies that they have the power to sell, convey, mortgage, and otherwise manage fee simple estate, may convey or encumber the fee simple estate during the lifetime of the holder of the life estate without joinder by the remainderman.
In a homestead situation, if the life estate holder is married, then the spouse must sign all documents, but still not the remainderman, if the life estate holder wishes to sell or mortgage.
If doing a quit-claim deed, the grantor should specifically state it is a fee simple conveyance by the life tenant. Otherwise it would be ambiguous. Only conveying their present interest without clarification could be interpreted as the life estate holder only transferring or encumbering their life estate, unlike with a warranty deed.
How Judgments and Liens Are Handled With Lady Bird Deeds in Florida
What if an enhanced life estate deed holder has a creditor with a lien or judgment?
If the lien or judgment is attached to the property, a title insurance company would require proof of a release or satisfaction of judgment from the life estate holder for the life estate holder to transfer title in fee simple during his or her life.
However, if the life tenant died without making a conveyance, and the creditor failed to levy or execute on their judgment, no release or satisfaction of lien would be necessary. The remainderman would inherit the property subject to the Lady Bird Deed free and clear of the unpaid debt. See Aetna Ins. Co. v. La Gasse, 223 So. 2d 727 (Fla. 1969), and Ogelsby v. Lee, 73 So. 840 (Fla. 1917), as well as F.S. 733.706 and 733.702(4)(a).
What If There Are Judgments or Liens Against the Remainderman
The life tenant of a Lady Bird Deed may convey or mortgage the fee simple title regardless of any judgments against the remainderman. This is because the remainderman's interest can be divested by the life estate holder at any time. The remainderman's debts and creditors would not impede the transfer or encumbrance wishes of the life estate holder.
An exception to this rule may be a federal IRS tax lien. Most title companies will treat IRS liens, even if only pertaining to the remainderman, differently.
How the Enhanced Life Estate Deed Life Tenant Should Substitute Remainderman
In the first Lady Bird Deed recorded, the Florida elder law attorney should specifically state that the life tenant retains the right to divest or change remainderman. If a subsequent deed is then recorded effectuating a change, adding, or removing a remainderman from the enhanced life estate deed, it would be clear that this would not be a problem.
If the enhanced life estate deed does not specifically mention this right, some title insurance companies might have an issue. As a result, appropriate language should be included in the first enhanced life estate deed that is recorded.
If the life estate holder wishes to change remainderman, he or she can record a second Lady Bird Deed, deeding the property to themselves with a new remainderman, or to themselves in fee simple, or to a third party.
Do I Need a Lady Bird Deed to Qualify for Medicaid
The answer is quite simply no.
A Lady Bird Deed strategy can be important in the Medicaid planning process. But strictly speaking, Lady Bird Deeds are not going to help someone become eligible for Medicaid in Florida or anywhere else.
While enhanced life estate deeds will not help qualify you for Medicaid, they may help reduce the amount Medicaid is paid back as a result of their estate recovery efforts.
As an Elder Law and Medicaid Lawyer, my approach to the Medicaid planning process is holistic. While my primary concern is protecting your assets from immense long-term care costs while you are alive, I also aim to legally reduce, or eliminate when possible, the amount of money your estate will need to pay back to Medicaid after a Medicaid recipient passes away.
How Is a Lady Bird Deed Used in Medicaid Planning
The Lady Bird Deed is useful for reducing or eliminating what Medicaid is entitled to after the Medicaid recipient passes away. This is known as a Medicaid lien or Medicaid estate recovery. After a Medicaid recipient passes, Medicaid has an automatic lien on the estate that the individual leaves behind, subject to certain exceptions. Medicaid becomes a creditor, but only when the Medicaid recipient passes away, assuming they were over age 55.
Will I lose my house to Medicaid? No. In Florida, one of those exceptions is the homestead. Because of its treasured position in Florida, the legislature affords the homestead multiple layers of protection against creditors, including Medicaid. You do not even need an enhanced life estate deed to protect the homestead. However, you may still want one as a probate avoidance tool.
Lady Bird Deeds and Non-Homestead Real Estate
Do you have a second home, vacation house, rental, or other income-producing property? All non-homestead real estate is subject to Medicaid estate recovery. When a Medicaid recipient passes away, their real estate becomes part of their estate and therefore comes within reach of creditors, of which Medicaid is usually the largest. Your elder law attorney will need to use other Medicaid planning techniques to get someone with other real-property holdings qualified for Medicaid. The Lady Bird Deed is perhaps the easiest way to let your heirs enjoy the real estate after the Medicaid recipient is gone.
Lady Bird Deed as a Probate Avoidance Tool
By keeping real property outside of probate, you keep it out of Medicaid's reach. The Lady Bird Deed dictates who owns the real estate by operation of law after the Medicaid recipient passes away. It essentially never becomes part of the estate of the deceased. It automatically passes, after recording the short-form death certificate, to whoever is listed as remainderman, which is similar to choosing a beneficiary.
DCF does not deem Lady Bird Deeds a transfer of assets subject to a Medicaid penalty period. This is because the remainderman can be changed or removed at any time. In addition, the property owner need not get written permission to sell the real property from the remainderman in an enhanced life estate deed, which is not the case with regular life estate deeds.
As a result, the deed is an incomplete gift, not subject to Medicaid transfer-of-asset penalties.
Avoiding probate is often a worthwhile goal in and of itself. Probating an estate means that heirs must wait longer and incur additional expenses to gain access to what could be theirs in short order. Think of a Lady Bird Deed as similar to a pay on death designation on a bank account, which is how you would have that bank account avoid having to go through the probate process.
So while a Lady Bird Deed is not necessary to qualify for Medicaid in the first place, it is certainly a worthy strategy to discuss with your elder care lawyer when discussing Medicaid planning.
Advantages of Using a Lady Bird Deed
The Lady Bird Deed is utilized to maintain control of the property, retaining the benefits of homestead if applicable, and to avoid probate. It also has the advantage of allowing a homestead to retain its protected status from creditors.
If the deeded property is a homestead, there will be no loss of homestead tax exemption and the county will not reassess the property to raise taxes. There are other tax advantages in utilizing a Lady Bird Deed, such as no additional documentary stamp taxes, but those advantages are beyond the scope of this article.
Advantages of Lady Bird Deed in a Medicaid Planning Context
Lady Bird Deeds do not assist in qualifying an applicant for Medicaid. But they do assist with minimizing Medicaid's right to estate recovery after the Medicaid recipient passes away. In a Medicaid planning context, the Lady Bird Deed is a useful tool because it allows the real estate to avoid probate. Here is how real estate is handled in two contexts.
Lady Bird Deed for Homestead
A home that is also deemed a Florida homestead property is, with few limitations related to specific debts that encumber the home, protected from creditors while the owner is alive and similarly protected from attachment by creditors after they die. Medicaid is treated as a general creditor. For a home that qualifies as an exempt homestead asset for Medicaid eligibility purposes, the primary benefit of using an enhanced life estate deed is primarily estate planning, meaning getting the home into the hands of your chosen beneficiary without them having to go through probate.
Florida Uniform Title Standard 6.12 discusses how remaindermen are dealt with in homestead property. If the life tenant has all Lady Bird reservations, the remainderman acquires fee simple title upon the death of the life tenant only when not in violation of the constitutional restriction on the devise of homestead. That means it is invalid if there is a surviving spouse or minor child, except that an outright devise to the spouse is valid if there is no minor child.
The remainderman should record an affidavit that upon the life estate holder's passing, they were not survived by a spouse or minor child, if that is true.
If the Lady Bird Deed was recorded in error, meaning in violation of Florida homestead constitutional restrictions, the homestead will pass to the surviving spouse, giving that surviving spouse a life estate interest in the property with remainder to the decedent's lineal descendants including any minor children. Under F.S. 732.7025, a spouse can waive his or her rights as a spouse concerning the constitutional restrictions on homestead transfers if the deed has appropriate waiver language.
Lady Bird Deed for Non-Homestead Properties
Second homes or income-producing properties are not protected by homestead in Florida. They may or may not be protected for Medicaid purposes. Talk to your elder law attorney to discuss strategies to ensure that they are. Rental properties are protected from being included as a Medicaid countable asset, but regardless, non-homestead properties are not protected from Medicaid estate recovery the way homestead properties are. This means that after the Medicaid recipient passes away, second homes or rental properties are likely accessible to Medicaid estate recovery. However, a Lady Bird Deed can protect against this. Lady Bird Deeds let the non-homestead properties pass outside of probate. Since Medicaid estate recovery only applies to assets in the probatable estate, a significant problem is therefore solved.
One might question why not just put the non-homestead property in the name of a revocable living trust to avoid probate. Non-homestead property in a revocable trust is fair game for creditors who can force a probate proceeding. The revocable trust itself will instruct the trustee to notify creditors and make good on any debts. Lady Bird Deeds are not a gift because the remainderman's right to the property can be taken away at any time, similar to how the owner of a life insurance contract can add, change, or remove beneficiaries at any time. The deed also has the additional benefit of transferring to the remainderman nearly immediately upon the life estate holder's death.
The Florida Medicaid manual specifically addresses Lady Bird Deeds as enhanced life estate deeds and tells the caseworker that they are legitimate and not to be considered a transfer of assets.
Which Tool Is Right for Your Situation. Lady Bird Deed vs. Your Other Options
Choosing the right property transfer strategy depends on your family structure, your long-term care exposure, and how much flexibility you need. This table compares a Florida Lady Bird Deed against the four most common alternatives homeowners consider.
The bottom line on this comparison is straightforward. A Lady Bird Deed is the right tool when you want simplicity, low cost, probate avoidance, and full control during your lifetime, and your situation does not require the contingency planning that a revocable living trust provides. A trust is the right tool when you have multiple beneficiaries, complex family circumstances, or a need for creditor protection provisions for your heirs. A Last Will and Testament alone is never sufficient to avoid probate and should always be paired with one of the above tools. An outright gift to children is almost never the right choice when Medicaid planning is involved because it triggers the five-year look-back period and removes your ability to change your mind.
For a deeper side-by-side analysis of the two most commonly compared options, see our full guide on Lady Bird Deed vs. Revocable Living Trust for your Florida home.
Florida Lady Bird Deed Risks and Disadvantages
A Lady Bird Deed can be used as an effective estate planning tool to allow a homeowner to live in their home for the rest of their lives and, if no changes are made to the deed, pass ownership onto whoever is designated in the recorded Lady Bird Deed after the life estate holder passes away. Because the remainderman has no interest while the life estate holder is alive, Lady Bird Deeds are useful in Florida long-term care Medicaid planning as well as an estate planning context.
Think of a Florida Lady Bird Deed as the real estate equivalent of a pay-on-death designation on a bank account. No probate is needed for either asset to pass to intended heirs. Other advantages include no documentary stamp taxes when recording the deed, lower costs compared to trust planning and probate, keeping the homestead exemption intact, and tax advantages.
Lady Bird Deed Disadvantages and Warnings
Most of the time Lady Bird Deeds work great, but there are occasional drawbacks and side effects worth understanding before you proceed.
The Risk to Your Estate Plan
Typically a parent becomes the life estate holder and lists their children as remaindermen. What happens if there is only one child and that child passes away first?
If a life estate holder has two children and one of those children passes away, should the deceased child's half go to the surviving child or should it go elsewhere? Generally, if one of the remaindermen has passed away first, probate will likely be required unless the remaindermen are to own the property as joint tenants with rights of survivorship, which would be atypical for an enhanced life estate deed, or a specific contingency is built into the deed such as "remainder to my daughter Susan Jones, if she survives me, and if not, to my son Sam Jones."
Also, if multiple people become co-owners as remaindermen after the grantor of the enhanced life estate deed passes away, they have to agree on what to do with the property. If they disagree or are unfriendly, it can cause disputes and even lawsuits.
Furthermore, what if the grantor of an enhanced life estate deed wishes to leave part of the real estate to a minor?
To honor the life estate holder's intent with specificity as to what should happen in these situations, it would be better to deed the house into a revocable trust instead of utilizing a Lady Bird Deed. A revocable living trust is almost infinitely flexible, can account for any number of contingencies, and is controlled by the trustee.
Not All Title Insurance Companies Treat Lady Bird Deeds Equally
While Lady Bird Deeds all say that the life estate holder retains the right to sell, rent, or even change their mind by removing or replacing remaindermen, not all title insurance companies will honor this request and may require remaindermen to sign off on any real estate transfer to avoid the potential for litigation.
The largest and most widely used title insurance companies do generally honor Lady Bird Deeds. However, some will still be hesitant to write title insurance in certain situations.
For example, The Fund, one of the most popular title insurance companies with real estate attorneys, will require that judgments recorded against the life tenant in the county where the property is located be cleared before they will insure title if the lawsuit was filed before the creation of the Lady Bird Deed. If the judgment involves a federal IRS tax lien against the remainderman, the lien must be cleared and a release letter provided by the IRS before they will insure title.
Lady Bird Deeds and Florida Homestead
It is a benefit that the life estate holder will maintain his or her Florida homestead status when utilizing a Lady Bird Deed.
But care must be given to make sure that they are not intentionally or unintentionally transferring their home to a third party when a spouse or minor child remains living on the property in question. In such a situation, when the life tenant is survived by a spouse or minor child, the homestead cannot go elsewhere regardless of what is written in the enhanced life estate deed.
Florida Lady Bird Deed Resources
- How to Transfer Title After Death of a Life Estate Tenant
- Florida Uniform Title Standards, Real Property, Probate and Trust Law Section of The Florida Bar
- What Is an Enhanced Life Estate Deed, The Balance Money
- IRS Federal Tax Lien Information
How a Lady Bird Deed Has Helped Real Florida Families
These are anonymized composite examples based on the types of situations our clients bring to Elder Needs Law. No identifying information is included.
A Widowed Homeowner Who Wanted to Keep Things Simple
A widow in her mid-70s owned her home outright in Broward County. She had one adult son and no other real estate. Her primary concern was making sure her son would not have to go through probate court after she passed, and that she would not lose her homestead exemption in the meantime.
She had heard about revocable trusts but found the idea of ongoing paperwork and higher upfront costs unappealing given how straightforward her situation was.
After reviewing her circumstances, we prepared a Lady Bird Deed naming her son as remainderman. The deed was recorded, her homestead exemption remained intact, and her son will inherit the home outside of probate by simply recording a short-form death certificate. Total cost was a fraction of what a trust package would have required. She retained full control to change her mind at any time.
For families considering this same step, our guide on how to transfer title after death of a life estate tenant explains exactly what the heir needs to do after the life estate holder passes.
A Couple With a Vacation Property and Medicaid Concerns
A husband and wife in their late 70s owned their primary home and a second property in Central Florida. The husband had early-stage dementia and the family was concerned about future nursing home costs and Medicaid estate recovery.
The primary home was already protected as a Florida homestead. The vacation property, however, was non-homestead real estate and would have been fully accessible to Medicaid estate recovery after the husband's death. Without planning, their daughter stood to lose that property to Medicaid's estate recovery program.
We prepared a Lady Bird Deed on the vacation property naming their daughter as remainderman. Because a Lady Bird Deed is not treated as a transfer of assets by Florida Medicaid, there was no look-back penalty and no impact on Medicaid eligibility. After the husband qualified for Medicaid through our Medicaid planning process, the vacation property sat outside the probatable estate and passed directly to their daughter upon his passing, completely beyond Medicaid's reach.
A Parent Who Needed to Change the Deed Later
A mother in her early 80s had executed a Lady Bird Deed five years earlier, naming her two adult children as equal remaindermen. After a falling out with one of her children, she came to us wanting to remove that child from the deed entirely.
Because the Lady Bird Deed preserves the life estate holder's right to change or remove remaindermen at any time, this was straightforward. We recorded a new Lady Bird Deed naming only the favored child as remainderman. The first deed was effectively superseded. The mother retained full control of her property and her wishes were honored without requiring the other child's signature or consent.
This is one of the clearest illustrations of why a Lady Bird Deed is superior to a traditional life estate deed in virtually every situation. With a traditional life estate, that change would have required the first child to cooperate and sign off. With a Lady Bird Deed, it did not.
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VIEW MORE REVIEWSLife Estate Deed Income Tax Issues
Clients come to us with a variety of real estate issues in a Medicaid planning context. How to handle a homestead with equity over $752,000. How to plan so that a vacation home avoids Medicaid estate recovery. The real estate in question may be titled in fee simple, have multiple owners with rights of survivorship, or be subject to a life estate. I have never recommended a regular life estate for Medicaid or estate planning purposes. I see significantly more benefits and fewer drawbacks to utilizing an enhanced life estate deed, also known as a Lady Bird Deed.
What Is a Life Estate
The life estate tenant conveys their property but retains a lifetime right to use and occupy the property. Upon the death of the life tenant, full ownership transfers to the individuals who have the remainder interest, also called remaindermen. Medicaid treats this conveyance as a transfer for value and, if done within five years, will subject the life tenant and Medicaid applicant to a penalty period. Another disadvantage is that the life tenant must obtain permission from the remainderman to convey the property. These disadvantages are non-issues with Lady Bird Deeds. To determine the value of the interest conveyance, one must know the value of the property and the age of the life tenant.
Determining Value Attributable to the Life Tenant and Remainderman
The older the life tenant, the shorter their life expectancy. The shorter the life expectancy, the shorter the period of time the life tenant is expected to be able to use and enjoy the property. This equates to a lower value to the life tenant and a higher valued interest attributable to the remainderman, thus increasing the divestment subject to penalty. The value of the life estate is found by going to the Life Estate and Remainder Interest Table.
The value of the life estate is found by taking the value of the property and multiplying it by the life estate factor, also called the life estate rate. The value of the remainder is found by taking the resulting life estate value and deducting it from the value of the property, or multiplying the value of the property by the remainder rate. It is the remainder rate value that determines the divestment subject to penalty.
For example, if a home is valued at $200,000 and the life tenant is 85 years old, per the life estate and remainder interest table there is a life estate factor of .35359 and a remainder factor of .64641. That means the value of the life estate to the life tenant is $70,718 and the value to the remainderman is $129,282. If Medicaid was needed within five years of recording the life estate deed, this would result in a $129,282 transfer penalty. If this is done outside of the five-year look-back period, there would of course be no penalty.
Someone recently came to me who was a remainderman on a previously executed ordinary life estate deed and wanted to know the tax consequences of selling the home prior to the life tenant passing away, and the impact it would have should the life tenant require Medicaid ICP in the future.
Disclaimer. My initial reaction to the tax consequences portion of the question was that I needed to look into it. I am not a CPA nor do I have an LLM in tax. I do not render tax advice and always tell my clients that they need to confirm any tax consequences for any planning we do with their CPA or tax attorney. I spoke to a CPA colleague who gave me information that sounds accurate but I was provided with very general information and cannot confirm its accuracy. Do not rely on this article when making planning decisions. Meet with a tax professional.
Facts. The home was purchased for $100,000 many years ago and would probably sell for about $200,000 now. The life estate was recorded over five years ago, which is a favorable fact because an ordinary life estate would result in a gift penalty subject to the Medicaid five-year look-back period. Similar to the above example, assume the life tenant is 85 years old.
What Are the Income Tax Consequences on the Sale of Real Property Subject to a Life Estate
First, it should be noted that if the life tenant passed away, upon filing the death certificate the title would pass to the remainderman with a step-up in tax basis. This means that upon sale of the house the capital gains tax would be significantly lower. If the property was bought for $100,000 but was worth $200,000 at the time of the life estate tenant's death and it sold for $205,000, capital gains taxes are only paid on the $5,000 excess after the step-up.
When a home is sold before the death of the owner, there is no step-up in basis and capital gains taxes are paid on the original purchase price value of the home. However, the IRS provides an exemption amount, currently $250,000 for single owners and $500,000 for married owners of real property. This personal residency tax exemption is available if the owners have lived in the subject real property for two of the last five years. It essentially means that no capital gains is paid on the first $250,000 of gains for a property owned by a single individual.
Only the life tenant, meaning the original owners, gets the value of the exemption. The value of the life tenant's personal capital gains tax exemption, if the property is sold during their lifetime, is proportional to their ownership interest per the life estate and remainder interest tables on the date of the sale. This exemption is not a benefit enjoyed by the remainderman. They get no tax exemption upon the sale of the property during the life tenant's life. Any capital gains taxes due would likely come from the remainder owner's proportionate share of proceeds.
However, since financial responsibility for taking care of a sick parent is usually borne by their children, who are also likely the remaindermen in an ordinary life estate, the capital gains taxes would likely be more than offset by the savings of being able to shelter the proceeds and allowing Medicaid to pay for the parent's long-term care.
Your Home Is One of Your Most Valuable Assets. Protect It Correctly.
A Lady Bird Deed is one of the most powerful and cost-effective tools in Florida estate planning. When drafted correctly, it keeps your home out of probate, protects your homestead exemption, preserves your control during your lifetime, and shields non-homestead property from Medicaid estate recovery after your passing.
When drafted incorrectly or chosen in the wrong situation, it can leave your heirs exposed to probate, creditor claims, or family disputes that a properly structured revocable living trust would have prevented.
The difference between the right tool and the wrong one is not always obvious without a full review of your family structure, your assets, and your long-term care situation. That is exactly what we do at Elder Needs Law.
We do not push every client toward a Lady Bird Deed or toward a trust. We evaluate your full picture and recommend the approach that actually fits your circumstances. Sometimes that is a Lady Bird Deed. Sometimes it is a trust. Sometimes it is both. Our job is to make sure your home reaches the people you intend, in the most efficient and protected way possible.
We serve Florida families throughout the entire state, in person at any of our office locations in Aventura, Boca Raton, Plantation, Spring Hill, Miami, Tampa, Brandon, and Lakewood Ranch, or remotely from anywhere in Florida.
If you are unsure whether a Lady Bird Deed is the right choice for your property, we will answer that question for you. If you already know you want one, we will draft it correctly the first time so it holds up with every title company and survives any future changes you need to make.
For more strategies on keeping your home and other assets out of Florida probate, and for a deeper understanding of how the Medicaid estate recovery program works in Florida, see our related resources below.
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