Free transfer on death deed form. Transfer real property to a beneficiary at death without probate. Available in 33 states and DC. PDF download.
Step 1 of 2
Enter your information as the property owner (transferor). If the property is jointly owned, you’ll add the second owner below.
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A transfer on death deed (also called a beneficiary deed) transfers real property directly to a named beneficiary upon your death, without probate. It is revocable during your lifetime and does not affect your ownership.
TOD deeds are available in 33 states and the District of Columbia. States without TOD deeds may offer alternatives like enhanced life estate deeds (Lady Bird deeds). Select your state to check availability.
Yes. The deed must be recorded with your county recorder's office before your death to be effective. An unrecorded deed has no legal effect.
Yes. A TOD deed is revocable during the owner's lifetime. Most states recognize recording a revocation instrument or recording a subsequent deed that revokes the prior one, but the exact methods vary by state. Select your state for its specific revocation rules.
A TOD deed transfers a single property. A trust can hold multiple assets and provides broader features like incapacity planning. For homeowners with a single property, a TOD deed is often simpler.
A TOD deed transfers one specific piece of real property directly to a named beneficiary at the owner's death without probate — title passes by operation of the recorded deed itself (Cal. Prob. Code § 5652 and equivalents in other states). A will directs how your entire estate (real property, accounts, personal property) is distributed, but it must go through probate court to take effect, which typically takes 6-18 months. Many people use both: a TOD deed for real estate and a will for everything else.
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