Simple, Flat-Fee Solution for Preparing, Notarizing & Recording Florida Lady Bird Deeds
Understanding the Florida Lady Bird Deed
A Florida Lady Bird Deed, also called an Enhanced Life Estate Deed, allows property owners to transfer their property automatically upon death—without probate or court intervention. This ensures a smooth transition, reducing stress for loved ones while maintaining full control and flexibility over your property during your lifetime.
With a Lady Bird Deed, you can:
✅ Avoid probate – Your property transfers instantly to your chosen beneficiaries.
✅ Keep full control – You can sell, mortgage, or change beneficiaries anytime.
✅ Protect assets – The deed prevents unwanted claims or interference from remainder beneficiaries.
You Stay in Control
Unlike traditional life estate deeds, a Lady Bird Deed lets the owner(s) retain full authority over the property. You can:
- Sell or refinance without involving beneficiaries.
- Change beneficiaries at any time without their consent.
- Avoid complications often associated with joint ownership or other transfer methods.
Why Is It Called a Lady Bird Deed?
The term “Lady Bird Deed” became popular after President Lyndon B. Johnson reportedly used this type of deed to transfer property to his wife, Lady Bird Johnson. Over time, the nickname stuck, and today, it’s widely recognized as a powerful estate planning tool.
Additional Benefits of a Lady Bird Deed
Estate and Medicaid Planning
Since ownership only transfers after death, the property does not count as a present gift. This means it typically won’t affect Medicaid eligibility, making it a smart option for those planning for long-term care.
Tax Advantages
Beneficiaries receive the property with a stepped-up tax basis, which can reduce or eliminate capital gains taxes if they sell the property later.
Protection from Beneficiaries’ Creditors
Because the property remains fully in your name during your lifetime, your beneficiaries’ creditors cannot place liens or claims on it.
Executing Your Lady Bird Deed with Ease
To be legally valid, a Lady Bird Deed must be signed in the presence of a notary and two witnesses. At Florida Document Specialists, we make this process simple and convenient with our Remote Online Notarization (RON) service.
✅ Sign your deed from anywhere – No need to leave home! Our secure online platform allows you to sign your deed 100% remotely.
✅ We provide the witnesses – No need to find your own; we supply the two required witnesses as part of the service.
✅ Legally recognized in Florida – Our online notarization process complies with Florida’s remote notarization laws, ensuring full validity.
✅ Fast & hassle-free – Once notarized, your deed is ready for electronic recording or delivery to your county for manual filing.
Seamless eRecording for Faster, Worry-Free Filing
Once your Lady Bird Deed is properly notarized, the next step is to officially record it with the county. Instead of dealing with the hassle of mailing documents or visiting the clerk’s office in person, we offer fast and secure eRecording services to get your deed recorded quickly and efficiently.
✅ No trips to the county clerk – We electronically submit your deed to the correct Florida county from our secure platform.
✅ Fast processing times – Many deeds are recorded within 24-48 hours, significantly faster than mailing.
✅ Instant confirmation – You’ll receive an official recorded copy of your deed with the county’s recording information once it’s processed.
✅ Secure & reliable – We partner with trusted eRecording providers to ensure compliance with Florida county requirements.
For more details on how eRecording works, visit our Florida eRecording Services page.
Real People, Real Service – Call Us First!
Unlike most online deed preparation services that hide behind automated systems, we encourage you to call us before placing an order. Our knowledgeable team is ready to answer your questions and provide guidance on procedures, notarization, and recording requirements—without the frustration of chatbots or long email response times.
📞 Speak with a real person – No call centers, just experienced professionals who care.
💡 Get procedural feedback – We’ll help you understand the steps to complete your Lady Bird Deed properly.
⚖️ No legal advice – While we’re experts in typing, notarization and document recording, we’re not attorneys and cannot provide legal advice.
🚀 Order with confidence – By calling us first, you’ll know exactly what to expect before moving forward.
Have questions? Give us a call—we’re happy to help!
Your Hassle-Free, Flat-Fee Lady Bird Deed Solution
We make the process simple. Choose the service level that best fits your needs, and we’ll handle the rest!
Deed Creation
Professionally Prepared Document-
📜 Professionally Drafted Deed – Prepared by experienced professionals for accuracy.
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📝 Review & Approval – We send the deed for your review before finalization.
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📖 Notarization & Recording Guide – Step-by-step instructions included.
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✉️ Digital Delivery – Receive your deed by email (optional mailed copy available).
Online Notarization
Deed Prep with Remote Signing-
📜 All Features from Tier 1 – Professionally drafted deed with review & instructions.
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💻 Remote Online Notarization – Legally execute your deed online from anywhere.
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👥 Witnesses Provided – No need to find your own; we supply two witnesses.
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✉️ Digital Delivery – Receive a finalized, ready-to-record deed by email.
eRecording
Prep + Notary + County Filing-
📜 All Features from Tier 1 & 2 – Drafting, review, online notarization, and witnesses.
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🏛️ Hassle-Free eRecording – We submit your deed to the proper Florida county.
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📑 Official Recorded Copy – Receive a copy with the county’s recording information.
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✅ No Extra Steps – We handle everything from start to finish for peace of mind.
Frequently Asked Questions (FAQ)
A Lady Bird Deed, also known as an Enhanced Life Estate Deed, is a legal document that allows property owners to transfer their property automatically upon death without probate while retaining full control during their lifetime.
Unlike a traditional life estate deed, a Lady Bird Deed allows the owner to sell, refinance, or change beneficiaries at any time without needing the remainder beneficiary’s consent.
Yes, Lady Bird Deeds are recognized under Florida common law and are a widely accepted method of estate planning to avoid probate.
Any Florida property owner can use a Lady Bird Deed, as long as the property is not already subject to restrictions that prevent transfer (such as certain mortgage agreements or joint tenancy with rights of survivorship).
Yes, a Lady Bird Deed can be used for Florida homestead property and still maintains homestead protections, including tax benefits and protection from forced sale by creditors.
Yes, you can name multiple remainder beneficiaries. You may also specify alternate beneficiaries in case a primary beneficiary predeceases you.
Yes! Many property owners use a revocable living trust as the remainder beneficiary to provide additional asset protection and estate planning flexibility.
Yes. Since the property does not transfer ownership until death, it is not considered a countable asset for Medicaid eligibility and is not subject to Medicaid estate recovery in Florida.
Florida does not have a state inheritance tax. Additionally, under federal law, beneficiaries receive a stepped-up tax basis, which may reduce or eliminate capital gains tax if they sell the property later.
Yes! As the owner, you retain full control and can revoke, modify, or create a new Lady Bird Deed at any time without needing beneficiary approval.
No, if you owe debts, your creditors may still place a lien on the property while you are alive. However, your beneficiaries' creditors cannot place a lien on it before they inherit it.
Yes, Florida law requires a Lady Bird Deed to be signed in the presence of a notary and two witnesses to be legally valid. The notary can act as one of the witnesses.
Yes! We offer Remote Online Notarization (RON), allowing you to sign your Lady Bird Deed from anywhere with a notary and two witnesses provided.
Once notarized, the deed must be filed with the Clerk of Court in the county where the property is located. We offer fast and secure eRecording services to handle this process electronically.
With our eRecording service, deeds are typically recorded within 24-48 hours, much faster than mailing.
No. Since you retain full ownership during your lifetime, beneficiaries have no rights to sell, mortgage, or make decisions about the property until after your death.
Most mortgages and homeowner’s insurance policies remain unaffected by a Lady Bird Deed, but it’s always best to check with your lender or insurer.
In Florida, if the remainder beneficiary (grantee) of a Lady Bird Deed (Enhanced Life Estate Deed) predeceases the owner (grantor/life tenant), the property does not automatically pass to the deceased beneficiary’s heirs or estate per stirpes unless the deed specifically includes contingent beneficiaries or alternative language addressing this scenario.
What Happens If the Remainder Beneficiary Dies First?
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If the Deed Names Only One Remainder Beneficiary
- If the sole remainder beneficiary dies before the owner and the deed does not name an alternate beneficiary, the enhanced life estate deed fails.
- When the owner dies, the property remains part of the owner’s probate estate and will pass according to their will or Florida intestacy laws if no will exists.
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If Multiple Remainder Beneficiaries Are Named
- If the deed designates multiple beneficiaries and one dies before the owner, the distribution depends on how they were named:
- If the deed says "to A and B as joint tenants with right of survivorship," the surviving remainder beneficiary receives the deceased beneficiary’s share.
- If it simply says "to A and B," it’s presumed they take as tenants in common, meaning the deceased beneficiary’s share passes to their estate.
- If the deed designates multiple beneficiaries and one dies before the owner, the distribution depends on how they were named:
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If the Deed Includes "Per Stirpes" Language
- If the remainder beneficiary was explicitly granted the property "per stirpes", then their descendants would inherit their share.
- However, Lady Bird Deeds typically do not default to per stirpes distribution unless it’s explicitly written into the deed.
How to Avoid This Problem
To ensure a smooth transfer, the owner should:
- Regularly update the deed if a named beneficiary dies.
- Include alternate beneficiaries to prevent the property from going through probate.
- Consider per stirpes language if they want the beneficiary’s heirs to inherit their share.
No, Lady Bird Deeds are designed for individuals and trusts, not business entities. If you want to transfer property to an LLC, you may need a Quitclaim Deed or Warranty Deed instead.
We offer flat-fee pricing for hassle-free deed preparation:
- $149 – Deed Preparation Only – Professionally drafted and emailed to you with recording instructions.
- $239 – Deed + Online Notarization – Fully executed with remote notarization and required witnesses.
- $299 – Deed + Notarization + eRecording – Complete service, including online notarization, witnesses, and official county recording.
