Protect Your Home.
Skip Probate
with a Lady Bird Deed.
A Florida Lady Bird Deed transfers your property to your heirs at death — no courts, no delays, no hidden fees. Keep full control of your home during your lifetime.
- ✓ Drafted by a licensed Florida attorney
- ✓ Recorded with your county clerk
- ✓ Medicaid & homestead exemption safe
- ✓ Revocable anytime — no beneficiary consent needed
- ✓ 100% refund if your property isn't eligible
No attorney meeting required.
Submit your property details online — we handle drafting, signing, and county recording for you.
- ⌛ 5-minute online intake
- ✍ Remote notary available
- 📝 Recorded copy delivered
Everything you need.
Nothing you don't.
Avoids Probate Entirely
Property passes directly to your beneficiaries — bypassing Florida probate court, its costs, and its delays.
You Keep Full Control
Sell, mortgage, or revoke anytime without beneficiary consent. Unlike a trust, you stay in control.
Medicaid Protected
Florida Medicaid recognizes enhanced life estate deeds as non-transfers. No impact on your eligibility.
Homestead Safe
Your Florida homestead tax exemption and Save Our Homes cap remain completely intact.
Stepped-Up Tax Basis
Heirs inherit at fair-market value at death — often eliminating capital gains taxes on a later sale.
Fully Revocable
Change beneficiaries or revoke entirely at any time. No need to involve your beneficiaries.
| Feature | Lady Bird Deed | Revocable Trust | Will Only | Traditional Life Estate |
|---|---|---|---|---|
| Avoids Probate | ✓ | ✓ | ✗ | ✓ |
| Medicaid Safe | ✓ | ⚠ | ⚠ | ✗ |
| Revocable Anytime | ✓ | ✓ | ✓ | ✗ |
| Sell Without Beneficiary Consent | ✓ | ✓ | ✓ | |
| Low Cost | ✓ $349 | ✗ $1,500+ | ✓ | ✓ |
| Stepped-Up Tax Basis | ✓ | ✓ | ✓ | ✓ |
Five steps.
Totally handled for you.
Submit & Pay
Complete the online form with the property details. Clear flat-fee pricing up front.
We Review the Property
We review whether the property appears to be a good fit before drafting begins.
Deed Is Prepared
If the property is a fit, the deed is prepared using Florida-specific language for the ownership situation.
Sign & Notarize
The deed is signed with the proper witness and notary requirements. Remote online notary may be available.
County Recording
The deed is recorded with the correct Florida county clerk, and the recorded copy is delivered once complete.
Flat fees. No surprises.
- Two grantors (spouses or co-owners)
- Florida homestead spousal consent handled
- Up to 4 named beneficiaries
- Attorney-reviewed deed language
- Notarization coordinated
- County recording included
- 100% refund if not eligible
- One Florida property, one grantor
- Up to 4 named beneficiaries
- Attorney-reviewed deed language
- Notarization coordinated
- County recording included
- Certified recorded copy delivered
- 100% refund if not eligible
- Revoke an existing Lady Bird Deed
- Change or update beneficiaries
- Attorney drafted & reviewed
- Notarization coordinated
- County recording included
Remote online notary available for all orders — add $75 at checkout. Recording fees are set by each county clerk and billed separately.
Is this right for you?
Most Florida residential property owners qualify. We review before drafting — full refund if not eligible.
- Individual Property Owners
- Married Couples (Joint Owners)
- Florida Residential Property
- Rental & Investment Property
- Snowbirds & Out-of-State Owners
- Vacation / Second Homes
- LLC or Corporation Owned Property
- Trust-Owned Property
- Clouded or Complex Title Issues
Submit your property details and we'll tell you for free. No obligation. If your property isn't eligible, you'll receive a full refund — no questions asked.
Check My Eligibility →What a Lady Bird Deed Won't Affect
- ✓ Florida Homestead Tax Exemption
- ✓ Save Our Homes Cap
- ✓ Medicaid Eligibility
- ✓ Existing Mortgage
Frequently asked.
Honestly answered.
Does a Lady Bird Deed avoid probate in Florida? +
Yes. When properly executed and recorded, a Florida Lady Bird Deed transfers your property directly to your named beneficiaries at death — completely outside probate court. No waiting, no court fees, no public proceedings.
Can I change my mind after recording? +
Yes — this is the key advantage. You can revoke or amend at any time, for any reason, without the beneficiary's knowledge or consent. We offer revocation starting at $195 + recording costs.
Does a Lady Bird Deed protect Medicaid eligibility? +
Yes. The Florida Medicaid manual explicitly recognizes enhanced life estate deeds as non-transfers. They don't count as a disqualifying asset transfer and don't affect Medicaid eligibility. After death, the property generally passes outside Florida's Medicaid Estate Recovery Program (MERP).
What if my property isn't eligible? +
We review your property details before drafting anything. If your property doesn't qualify — due to title issues, LLC ownership, or other factors — you receive a 100% refund. No questions asked.
Does it affect my homestead exemption? +
No. Your Florida homestead tax exemption and Save Our Homes cap remain completely intact. A Lady Bird Deed does not change property ownership during your lifetime — it only takes effect at death.
Is this valid in my Florida county? +
Yes. We record Florida Lady Bird Deeds in all 67 counties — from Escambia to Monroe. E-Recording is available in most counties for same-week turnaround.
All 67 Florida Counties
Why people use this service
Most visitors are trying to solve one specific problem: they want Florida real estate to pass more cleanly at death, without giving up control during life and without turning this into a much larger estate-planning project than they actually need.
- Florida-focused service, not a one-size-fits-all document site
- Attorney-prepared deed language
- Clear flat-fee pricing before you begin
- Support for recording in all 67 Florida counties
The questions people usually have before they decide whether this is the right move.
These are usually not abstract legal questions. They are practical concerns about probate, control, homestead, Medicaid, and whether the deed can be changed later.
See how a Florida Lady Bird Deed works when the goal is keeping property out of probate. Will it affect homestead?
Understand why Florida owners ask this and what usually matters. What about Medicaid?
A common concern for Florida families trying to plan without making things worse later. Can it be changed later?
Read how revocability works and why that flexibility matters.
Florida Lady Bird Deed guides for cost, probate, Medicaid, homestead, revocation, and married couples.
If you are comparing a Lady Bird Deed with a trust or will, trying to understand probate or Medicaid, or wondering whether you can change the deed later, these pages are the most useful next step.
See flat-fee pricing, what is included, and what county fees may add. Does a Florida Lady Bird Deed Avoid Probate?
Understand how the deed works and why proper recording matters. Florida Lady Bird Deed and Medicaid
Why this issue comes up so often and what still needs individual review. Homestead Exemption
See why many Florida owners ask whether a Lady Bird Deed affects homestead benefits. Lady Bird Deed vs. Trust
Compare the simpler property-specific option against broader estate-planning tools. Lady Bird Deed vs. Will
A will alone may still leave real estate in probate. This explains the difference. Can You Revoke a Florida Lady Bird Deed?
Learn when updates are possible and why revocability matters. For Married Couples
How Florida homestead and joint ownership can change the analysis. How to Set Up a Lady Bird Deed
A step-by-step walkthrough from gathering property details to recording the final deed. Debunking Common Myths
Eight misconceptions about Lady Bird Deeds — and the facts behind each one. Advantages of a Lady Bird Deed
Ten key benefits — from probate avoidance and stepped-up basis to Medicaid compatibility.
What people usually want to know before they start
Usually no. A Lady Bird Deed is commonly used because the owner keeps control during life.
That should be caught before drafting. The review step exists for exactly that reason.
The property is reviewed first, then the deed is prepared, signed, and recorded if everything checks out.
Ready to protect your Florida home?
Attorney Prepared · $349 Flat Fee · All 67 Florida Counties · Same-Week Turnaround