For most Forsyth 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 Forsyth County property owner, the biggest probate risk is the home itself. Real estate is what forces most families into the Probate Court. The two tools that keep a Forsyth County home out of probate are a transfer-on-death deed recorded with the Clerk of Superior Court, and a revocable living trust that holds title to the property.
Skipping this planning step means the Probate Court decides who receives the property: a simple Georgia probate takes 6+ months and opens with about $175 in court filing fees.
A transfer-on-death deed names a beneficiary who receives Forsyth County property automatically at the owner's death, without probate. It is recorded with the Clerk of Superior Court during the owner's lifetime and can be revoked at any time.
Before recording, a Georgia transfer-on-death deed is signed with 1O.C.G.A. 44-17-1 to 44-17-7Verified Aug 24, 2026View source witness and attestation by a notary as official witnessO.C.G.A. 44-17-1 to 44-17-7Verified Aug 24, 2026View source. The deed takes effect only if it is recorded before the owner's deathO.C.G.A. 44-17-1 to 44-17-7Verified Aug 24, 2026View source.
Deeds and other real property documents for Forsyth County are recorded with the Clerk of Superior Court, led by Greg G. Allen, at 101 East Courthouse Square, Room 1007, First Floor, Cumming, GA 30040. Phone: 770-781-2120. Hours: Monday - Friday, 8:30 AM - 5:00 PM.
The Clerk of Superior Court charges $25 flat, regardless of page count. A 2-page transfer-on-death deed costs $25 to record in Forsyth County. A transfer-on-death deed is exempt from transfer tax.
Forsyth County requires electronic recording through GSCCCA eFile Portal; paper documents are not accepted.
Recording Office Record
Forsyth County · Greg G. Allen
Address
Phone
Fax
Hours
E-recording
Recording fees
| Flat fee (any length) | $25 |
| Transfer tax on a TOD deed | Exempt |
O.C.G.A. 15-6-77(f)(1)(A)(i)
Verified September 4, 2026 · Source
FirmCumming, GA
Cumming firm serving Forsyth County families through the Probate Court with estate and trust administration. Handles revocable and irrevocable trusts, probate avoidance, elder law, and Medicaid planning from its Atlanta Highway office.
PracticesEstate PlanningTrust AdministrationElder LawMedicaid Planningand 2 more
FirmCumming, GA
A Cumming firm serving North Georgia and metro Atlanta, with roots in Leon Boling's 1946 practice. Represents executors, administrators, and trustees in probate and estate administration, and drafts wills, trusts, powers of attorney, and advance health care directives alongside a real estate practice.
PracticesEstate PlanningProbate AdministrationReal EstateWills Trusts
FirmAtlanta, GA
Serves Atlanta, Georgia, along with Fulton County, Cobb County, Cherokee County, Forsyth County, DeKalb County, Gwinnett County, and Douglas County.
PracticesEstate PlanningTrust AdministrationProbate Administration
Solo PracticeJohns Creek, GA
A Johns Creek estate planning firm serving individuals, families, and small business owners with wealth preservation, trusts, special needs planning, wills, probate, and elder law services.
PracticesEstate PlanningTrust AdministrationElder LawSpecial Needs Planningand 3 more
FirmAlpharetta, GA
An Alpharetta estate planning firm founded in 1995 that provides individualized estate plans, trust administration, probate, tax planning, and business succession planning for individuals and families across north metro Atlanta.
PracticesEstate PlanningTrust AdministrationTax PlanningSpecial Needs Planningand 3 more
Solo PracticeDuluth, GA
A Duluth solo practice on Summit Ridge Parkway serving Gwinnett County and nearby cities including Norcross, Lawrenceville, Snellville, Suwanee, and Buford. Assists executors and administrators with gathering, valuing, and accounting for estate assets, paying debts, and distributing the estate, alongside estate planning and business law.
PracticesEstate PlanningProbate AdministrationWills Trusts
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 Georgia statutes and official state code. How we research.
Estate planning articles for Georgia.
Forms and tools for property owners in Forsyth 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 Georgia.
