Serves San Francisco, San Mateo, and the surrounding Bay Area from downtown San Francisco. Handles probate and trust administration through asset distribution and title transfers, plus conservatorships and trust and estate litigation. Principal Sheila Robello holds an LLM in taxation and is a State Bar certified specialist in Estate Planning, Trust and Probate Law.
Estate Planning for San Francisco County, California Property Owners
For most San Francisco 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 San Francisco County property owner, the biggest probate risk is the home itself. Real estate is what forces most families into the Superior Court - Probate Court. The two tools that keep a San Francisco County home out of probate are a transfer-on-death deed recorded with the County Recorder, and a revocable living trust that holds title to the property.
Without a recorded beneficiary designation or a trust, San Francisco County property passes through the Superior Court - Probate Court — even simple California probates run 9+ months and start with $450 in filing fees. California also lets owners name a transfer-on-death beneficiary on vehicle titles, which keeps cars out of the same process.
Record a Transfer-on-Death Deed in San Francisco County
A revocable transfer on death deed names a beneficiary who receives San Francisco County property automatically at the owner's death, without probate. It is recorded with the County 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 Oct 18, 2026View source witnesses and notary acknowledgmentCal. Prob. Code 5600-5698Verified Oct 18, 2026View source. The deed takes effect only if it is recorded within 60 daysCal. Prob. Code 5600-5698Verified Oct 18, 2026View source of notarization and before the owner's deathCal. Prob. Code 5600-5698Verified Oct 18, 2026View source.
Where to Record Property Documents
Deeds and other real property documents for San Francisco County are recorded with the County Recorder at 1 Dr. Carlton B. Goodlett Place, Room 190, San Francisco, CA 94102. Phone: 1-628-652-8100. Hours: Monday-Friday 8:00 AM-5:00 PM.
The County Recorder charges $14 for the first page plus $3 for each additional page. Recording a 2-page revocable transfer on death deed in San Francisco County comes to $92, 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.
San Francisco County accepts electronic recording.
Recording Office Record
County Recorder
San Francisco County
Phone
Hours
Monday-Friday 8:00 AM-5:00 PM
Office
1 Dr. Carlton B. Goodlett Place, Room 190, San Francisco, CA 94102
Website
E-recording
available
Fax
1-415-554-7915
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 | TOD deeds are exempt from transfer tax |
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 October 16, 2026 · Source
Estate Planning Attorneys Serving San Francisco County
Napa estate planning and elder law practice led by Anthony Celaya, with offices across California from Santa Rosa and Sacramento to Los Angeles and San Diego. Handles probate and estate administration and Medi-Cal planning alongside trusts, wills, and incapacity planning. Clients are served in person or through virtual consultations, and the initial consultation is free.
Serves Bay Area families from downtown San Francisco, with probate filed in the San Francisco, Alameda, and San Mateo County Superior Courts. Handles probate from the petition through inventory, creditor claims, and final distribution, alongside Medi-Cal and elder law planning and asset protection. Founder Jay Greene is both a licensed attorney and a CPA.
Bay Area trusts and estates practice serving San Francisco and the North Bay from offices in San Francisco and Sonoma. Attorney Amy Harrington handles trust and probate administration, conservatorships, and will and trust contests, and is frequently appointed to serve as administrator, trustee, partition referee, and receiver.
Represents executors, trustees, and beneficiaries across San Mateo, San Francisco, and Santa Clara counties from a downtown Redwood City office near the courthouse, handling probate and trust administration, probate and trust litigation, and estate and gift tax questions. Michael E. Pitts has practiced in San Mateo County for more than 30 years and offers a free half-hour consultation.
Serves the Bay Area from offices in Pleasanton, San Francisco, and Cupertino. Guides trustees and personal representatives through non-contested probate, trust administration, non-trust assets, and gift and estate tax returns, and represents beneficiaries denied funds or information. Connie Yi is a State Bar certified specialist in Estate Planning, Trust, Estate and Probate Law and a CPA.
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.
Legal Sources
(2)·
- Cal. Prob. Code 5600-5698
- 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
Data sourced from California statutes and official state code. How we research.
Forms for Planning Your Estate in California
Free forms for planning your estate in California: will, living trust, pour-over will, powers of attorney and TOD deed. Prepare each form for California.
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Last Will and Testament
In California, a will is signed before 2Cal. Prob. Code § 6110Verified Oct 18, 2026View source witnesses, and the witnesses sign an affidavit at probate instead of a self-proving affidavitCal. Prob. Code § 6110Verified Oct 18, 2026View source.
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Free
Codicil to a Will
In California, a codicil is signed before 2Cal. Prob. Code § 6110Verified Oct 18, 2026View source witnesses, like a will.
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Free
Healthcare Power of Attorney
California allows a choice for a healthcare power of attorney: 2Cal. Prob. Code § 4701Verified Oct 15, 2026View source witnesses or a notary.
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Free
HIPAA Release
In California, a HIPAA release names who may receive your records; the state regulates HIV/AIDS-related information, mental health records and substance abuse treatment recordsCal. Health & Safety Code § 120980(a), (g) (Stats. 2006, Ch. 20, § 4); Cal. Welfare & Institutions Code § 5328(a), (a)(2) (Stats. 2023, Ch. 191, § 9 / SB 137); Cal. Health & Safety Code § 11845.5(a), (b), (e) (Stats. 2024, Ch. 847, § 69 / AB 2995)Verified Jun 19, 2026View source above the federal rule, and the document carries each rule.
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Financial Power of Attorney
California requires explicit durability language for a power of attorney to survive incapacityCal. Prob. Code §§ 56, 4053, 4120, 4121, 4122, 4123, 4124, 4127, 4128, 4129, 4130, 4150, 4152, 4200, 4230, 4264, 4300, 4401, 4402, 4450, 4451, 4452, 4453, 4455, 4456, 4457, 4459, 4461, 4462, 4463, 4464, 4465; Cal. Civ. Code §§ 1095, 1189, 1556, 2356, 2933; Cal. Fam. Code § 6500; AB 2199 (Stats. 2026, ch. 47) §§ 4401, 4466 eff. 2027-01-01 per Cal. Const. art. IV § 8(c)(1); verified against leginfo.legislature.ca.gov 2026-07-14, re-verified 2026-09-18; Cal. Prob. Code §§ 3, 872, 879.1, 879.2, 4054, 4409 and Stats. 2024, ch. 799 (SB 1458) read 2026-10-11Verified Oct 21, 2026View source, and it is signed before 2Cal. Prob. Code §§ 56, 4053, 4120, 4121, 4122, 4123, 4124, 4127, 4128, 4129, 4130, 4150, 4152, 4200, 4230, 4264, 4300, 4401, 4402, 4450, 4451, 4452, 4453, 4455, 4456, 4457, 4459, 4461, 4462, 4463, 4464, 4465; Cal. Civ. Code §§ 1095, 1189, 1556, 2356, 2933; Cal. Fam. Code § 6500; AB 2199 (Stats. 2026, ch. 47) §§ 4401, 4466 eff. 2027-01-01 per Cal. Const. art. IV § 8(c)(1); verified against leginfo.legislature.ca.gov 2026-07-14, re-verified 2026-09-18; Cal. Prob. Code §§ 3, 872, 879.1, 879.2, 4054, 4409 and Stats. 2024, ch. 799 (SB 1458) read 2026-10-11Verified Sep 18, 2026View source witnesses or a notary.
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Transfer on Death Deed
In California, a revocable transfer on death deed is signed before a notaryCal. Prob. Code 5600-5698Verified Oct 18, 2026View source and 2Cal. Prob. Code 5600-5698Verified Oct 18, 2026View source witnesses, then recorded with the county before the owner's deathCal. Prob. Code 5600-5698Verified Oct 18, 2026View source, within 60 daysCal. Prob. Code 5600-5698Verified Oct 18, 2026View source of notarization. California does not recognize a Lady Bird deed.
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Vehicle Transfer on Death
California allows a transfer-on-death beneficiary designation on a vehicle titleCal. Veh. Code §§ 4150.7, 5910.5 (vehicles); §§ 9852.7, 9916.5 (vessels)Verified Oct 21, 2026View source, filed through the California Department of Motor Vehicles (DMV).
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Free
Living Will
In California, the living will is the Advance Health Care DirectiveCal. Prob. Code Div. 4.7 (Health Care Decisions Law), §§ 4600-4806; Part 2 (Uniform Health Care Decisions Act), §§ 4670-4743Verified Sep 27, 2026View source, a written instruction that is valid with no agent named.
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Tools for Planning Your Estate in California
Free tools for planning your estate in California: will and trust costs, trust or TOD deed, and the signing rules. Run each tool for California.
How Do I Sign Estate Documents?
In California, a will is signed before 2Cal. Prob. Code § 6110Verified Oct 18, 2026View source witnesses, and notarization is not requiredCal. Prob. Code § 6110Verified Oct 18, 2026View source.
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Will My Estate Documents Transfer?
California recognizes a will signed under the law of the place where it was signedCal. Prob. Code § 6113Verified Oct 18, 2026View source; a will signed in California itself needs 2Cal. Prob. Code § 6110Verified Oct 18, 2026View source witnesses, and notarization is not requiredCal. Prob. Code § 6110Verified Oct 18, 2026View source.
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Trust or Will: Which Costs Less?
In California, a will-based plan pays probate attorney fees set by statute as a percentage of the gross estateCal. Prob. Code § 10810Verified Sep 8, 2026View source; a funded revocable trust keeps those assets out of probate and off that fee.
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How Much Does a Revocable Living Trust Cost?
An attorney-prepared revocable living trust in California runs $4,320Estimate: 10 hours at $432, Clio's California Trusts rate; Compare Lawyer Rates, 2025 dataVerified Oct 15, 2026View source to $6,480Estimate: 15 hours at $432, Clio's California Trusts rate; Compare Lawyer Rates, 2025 dataVerified Oct 15, 2026View source for an individual, against $0 to $549 up front plus a subscription with an online service.
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How Much Does a Will Cost?
An attorney-prepared will in California runs $1,329Estimate: 3 hours at $443, Clio's California Wills and Estates rate; Compare Lawyer Rates, 2025 dataVerified Oct 15, 2026View source to $2,658Estimate: 6 hours at $443, Clio's California Wills and Estates rate; Compare Lawyer Rates, 2025 dataVerified Oct 15, 2026View source, against $0 to $299 up front with an online service, and probate on a $500,000 estate adds about $27,235Cal. Prob. Code § 10810Verified Sep 8, 2026View source.
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How Does SimplyTrust Compare to LegalZoom, Trust & Will, and Other Services?
Compare what it costs to make a trust official across SimplyTrust, LegalZoom, Trust & Will, Rocket Lawyer, and Quicken WillMaker.
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How Do I Name a Guardian for My Minor Children?
In California, a parent names a guardian for a minor child in a will or a separate signed writingCal. Prob. Code §§ 1500, 1501, 1502, 1514Verified Sep 15, 2026View source, and the nomination covers the child until the age of majority, 18Cal. Fam. Code § 6500Verified Sep 15, 2026View source.
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Do I Need a Revocable Trust?
Probate in California takes 9 months to 12 months for a simple estate and charges attorney fees set by statute as a percentage of the gross estateCal. Prob. Code § 10810Verified Sep 8, 2026View source; assets held in a revocable trust skip both.
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California Estate Planning Articles
Estate planning articles for California.
