Free Minnesota Transfer on Death Deed

In Minnesota, a transfer on death deed is signed before a notary, then recorded with the county before the owner's death.

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Owner Information

Enter your information as the property owner (transferor). If the property is jointly owned, you’ll add the second owner below.

How is the property owned?*

Choose “Jointly owned” if two people are on the title (e.g. spouses as joint tenants or tenants by the entirety). Both owners must sign.

I am the sole ownerJointly owned with one other person

First Name*

Middle Name

Last Name*

Street Address*

City*

State*

ZIP Code*

State Where Property Is Located*

County Where Property Is Located*

Email Address*

Phone Number*

Marital Status*

Minnesota law requires spousal joinder for certain property. Marital status determines whether a spouse consent section is included for this owner.

SingleMarriedDivorcedWidowed

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Minnesota provides a statutory form, and a deed in substantially that form is accepted. The deed must expressly state that the deed is only effective on the death of the grantor owner (subd. 2).

A Minnesota transfer on death deed is recorded with the County Recorder or Registrar of Titles for the county where the property sits and must be on record before the owner's death to take effect. The deed must be recorded in the office of the county recorder (abstract property) or registrar of titles (Torrens/registered property) in a county where at least part of the property is located, before the grantor owner's death.

Co-owners may sign one deed together. Minnesota requires the owner's spouse to join in the deed; the document carries the spouse's signature line.

Minnesota passes the share of a beneficiary who dies before the owner to that beneficiary's descendants under its antilapse rule. The deed can name a successor beneficiary to take in that case. Except when a successor grantee beneficiary is designated in this deed, if a designated beneficiary who is a grandparent or lineal descendant of a grandparent of the owner fails to survive the owner, the deceased beneficiary's issue who survive the owner take in that beneficiary'.

The beneficiary takes the property subject to the mortgages, liens and other encumbrances on it at death. Property transferred by a TOD deed passes subject to state and county medical assistance and other public assistance claims and liens (Minn. Stat. 246.53, 256B.15, 256D.16, 261.04, 514.981) if the other assets of the estate are insufficient. The deed moves this parcel alone; a revocable living trust set up with SimplyTrust carries the rest of the estate.

Minnesota Transfer on Death Deed

Minnesota allows transfer on death deeds, which transfer real property directly to a named beneficiary at death without probate. The deed is revocable during the owner's lifetime and does not affect the ability to sell, mortgage, or otherwise use the property.

Probate in Minnesota takes at least 4 months for simple estates. A TOD deed eliminates probate for the property it covers, regardless of value. For estates under $75,000, simplified procedures exist, but they still involve court paperwork. Compare the costs with the Minnesota probate calculator.

A TOD deed covers only real property and requires a separate deed for each parcel. A revocable trust covers all asset types in a single document and avoids probate for everything it holds. For families with multiple assets beyond real estate, the trust vs. will comparison shows the trade-offs.

SimplyTrust Editorial·Updated October 17, 2026

Legal Sources

Data sourced from Minnesota statutes and official state code. How we research.

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In-depth guides covering Minnesota probate laws, trust requirements, and estate planning strategies.

Free Minnesota Transfer on Death Deed

In Minnesota, a transfer on death deed is signed before a notary, then recorded with the county before the owner's death.

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Minnesota Transfer on Death Deed

Free Minnesota Transfer on Death Deed

Owner Information

Is this your situation?

New Home

Retirement

Forms for Planning Your Estate in Minnesota

Healthcare Power of Attorney

Financial Power of Attorney

Vehicle Transfer on Death

Living Will

Last Will and Testament

Tools for Planning Your Estate in Minnesota

Do I Need a TOD Deed?

Do I Need a Vehicle TOD?

What Does Estate Planning Actually Cost?

How Much Life Insurance Do I Need?

Are My Beneficiary Designations Protected?

How Do I Sign Estate Documents?

Will My Estate Documents Transfer?

How Much Does Probate Cost?

When you're ready, we're here.

Minnesota Estate Planning Resources

Free Minnesota Transfer on Death Deed

Owner Information