02/26/2026
This gives a great brief description of each type of deed transfer. Remember, it is always best to consult with an attorney regarding plans for your estate.
⚖️ Three tools that keep your home out of probate. Same goal, different availability, different price tags.
A TOD deed is the cheapest and simplest option. You sign it, get it notarized, and record it with the county. Total cost is typically under $500. Available in 32 states plus D.C. The property transfers outright to your beneficiary at death. No conditions, no timing, no restrictions on how they use it.
A Lady Bird deed works the same way in practice but is only recognized in five states: Florida, Michigan, Texas, Vermont, and West Virginia. Texas and West Virginia also allow standard TOD deeds, so the Lady Bird deed is a true "only option" in Florida, Michigan, and Vermont. In Florida and Michigan, Lady Bird deeds may offer an additional benefit: protection from Medicaid estate recovery that a standard TOD deed does not provide.
A revocable living trust works in all 50 states and covers all assets you transfer into it, not just one property. The setup cost is higher ($1,500 to $3,000+ with an attorney), and you need to retitle assets into the trust for it to work. The trade-off is flexibility. A trust lets you add conditions: age restrictions, staggered distributions, protections for a beneficiary with creditor issues or a spending problem.
None of the three provides creditor protection during your lifetime. None reduces estate taxes. A revocable trust is not an asset protection trust. The only thing all three do is avoid the probate process.
If your estate is a house and a few accounts, a TOD deed (or Lady Bird deed in FL/MI/VT) may be all you need. If you have multiple properties, blended family dynamics, or minor beneficiaries, a trust is worth the cost.
