For most Inyo County homeowners, the house is what drags an estate into probate. A transfer-on-death deed or a living trust keeps it out—here is how to set up either one and record it locally.
For a Inyo County property owner, the biggest probate risk is the home itself. Real estate is what forces most families into the Superior Court. The two tools that keep a Inyo County home out of probate are a transfer-on-death deed recorded with the County Clerk-Recorder, and a revocable living trust that holds title to the property.
Skipping this planning step means the Superior Court decides who receives the property: a simple California probate takes 9+ months and opens with $435 in court filing fees. California also lets owners name a transfer-on-death beneficiary on vehicle titles, which keeps cars out of the same process.
A revocable transfer on death deed names a beneficiary who receives Inyo County property automatically at the owner's death, without probate. It is recorded with the County Clerk-Recorder during the owner's lifetime and can be revoked at any time.
Before recording, a California revocable transfer on death deed is signed with 2Cal. Prob. Code 5600-5698Verified Aug 24, 2026View source witnesses and notary acknowledgmentCal. Prob. Code 5600-5698Verified Aug 24, 2026View source. The deed takes effect only if it is recorded within 60 daysCal. Prob. Code 5600-5698Verified Aug 24, 2026View source of notarization and before the owner's deathCal. Prob. Code 5600-5698Verified Aug 24, 2026View source.
Deeds and other real property documents for Inyo County are recorded with the County Clerk-Recorder, led by Clerk-Recorder Danielle M. Sexton, at 168 North Edwards Street, Independence, CA 93526. Phone: (760) 878-0224. Hours: Monday - Friday, 8:30 AM - 12:00 PM, 1:00 PM - 4:00 PM (closed 12:00 PM - 1:00 PM for lunch).
The County Clerk-Recorder charges $14 for the first page plus $3 for each additional page. A 2-page revocable transfer on death deed costs $92 to record in Inyo County, which is $17 in recording fees plus the $75 Building Homes and Jobs Act Fee (SB 2). A revocable transfer on death deed is exempt from transfer tax.
Inyo County accepts electronic recording.
Recording Office Record
Inyo County · Clerk-Recorder · Danielle M. Sexton
Address
Phone
Hours
E-recording
Recording fees
| Base fee (first page) | $14 |
| Each additional page | $3 |
| GC 27388.1 Building Homes and Jobs Act Fee (SB 2)Applies to a TOD deed | $75 |
| Transfer tax on a TOD deed | Exempt |
Cal. Gov. Code 27361; Cal. Gov. Code 27388; Cal. Gov. Code 27388.1; Cal. Gov. Code 27388.2; Cal. Rev. & Tax. Code 11911; Cal. Rev. & Tax. Code 11930
Verified July 26, 2026 · Source
Solo PracticeMammoth Lakes, CA
Eastern Sierra practice with offices in Mammoth Lakes and Bishop, in business since 1989 and serving Mono and Inyo Counties. Attorney Linda D. Hess focuses on wills, trusts, and estate planning and on probate, alongside small business formation and transactions.
PracticesEstate PlanningEstate AdministrationProbateBusiness Law
Solo PracticeMammoth Lakes, CA
Mammoth Lakes office serving Mono and Inyo counties, alongside the firm's Bakersfield office in Kern County. Handles probate, trust administration for successor trustees, and Medi-Cal qualification planning as well as estate planning and asset protection. Robert Brumfield has practiced law since 1984 and in Bakersfield since 1986, and consultations are free.
PracticesEstate PlanningEstate AdministrationTrust AdministrationProbateand 2 more
FirmMammoth Lakes, CA
Mammoth Lakes firm serving Mono and Inyo Counties across the Eastern Sierra with trust and estate administration, probate, and trust and estate litigation alongside estate planning. Rick Wood and Gian Carlo Simonetti handle contested trusts, fiduciary breach claims, and asset disputes, and also practice real estate and construction law.
PracticesEstate PlanningEstate AdministrationTrust AdministrationProbateand 4 more
FirmSan Francisco, CA
Serves San Francisco and the greater Bay Area from downtown San Francisco, and handles probate proceedings in every California county. Guides executors, administrators, and trustees through probate and trust administration alongside estate planning, billing probate work at California Probate Code statutory rates. Founded in 2018.
PracticesEstate PlanningEstate AdministrationTrust AdministrationProbate
FirmSan Rafael, CA
Serves Marin County from San Rafael, with offices across Northern and Southern California and statewide service by phone and video. Handles probate, trust administration, and Medi-Cal and elder law matters alongside estate and tax planning. Founder Jim Cunningham heads the San Rafael office and is a State Bar certified specialist in Estate Planning, Trust and Probate Law.
PracticesEstate PlanningEstate AdministrationTrust AdministrationProbateand 5 more
Solo PracticeSan Diego, CA
Serves San Diego County and Southern California from Newport Avenue in San Diego, centered on probate and trust disputes. Handles probate and trust administration, contested wills and accountings, trustee removal, and breach-of-fiduciary-duty claims, plus elder law and Medi-Cal planning. Vincent M. Casiano is a State Bar certified specialist; the first 30-minute consultation is free.
PracticesEstate PlanningEstate AdministrationTrust AdministrationProbateand 6 more
Firm listings are for informational purposes only. SimplyTrust does not endorse or recommend any specific firm or attorney. Contact firms directly to verify their current practice areas and availability.
Data sourced from California statutes and official state code. How we research.
Estate planning articles for California.
Forms and tools for property owners in Inyo County.
Create a revocable living trust to avoid probate, protect privacy, and control asset distribution.
Create a free, state-specific will with witness and notarization requirements included.
Transfer assets to your existing trust. State execution requirements included.
Transfer real property to a beneficiary upon your death without probate.
Designate someone to make medical decisions on your behalf.
Designate someone to manage your financial affairs.
Answer questions about your estate size, real estate ownership, marital status, and family situation to see how a revocable trust compares to a will alone. Includes estimated probate costs for your state.
Answer questions about your property type, ownership structure, and estate plan to see if a TOD deed is the right approach. Includes state-specific availability, signing requirements, and recording fees.
Compare trusts vs wills for your specific situation. See probate costs, trust administration expenses, and whether your estate qualifies for simplified procedures based on your state and estate value.
Find out who inherits your estate and how much they get if you die without a will. Based on your state's intestate succession laws.
Compare the cost of creating a revocable living trust. See how SimplyTrust, Trust & Will, LegalZoom, and attorneys compare over 5 years including life events.
Estate planning articles for California.
