Estate Planning for Franklin County, Georgia Property Owners

For most Franklin 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.

Record a TOD deedWhere to recordLocal attorneys

For a Franklin 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 Franklin 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.

Record a Transfer-on-Death Deed in Franklin County

A transfer-on-death deed names a beneficiary who receives Franklin 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.

Create a GeorgiaTOD deed →Franklin Countysigning requirements →

Where to Record Property Documents

Deeds and other real property documents for Franklin County are recorded with the Clerk of Superior Court, led by Heather Vaughn Hill, at 9592 Lavonia Road, Carnesville, GA 30521. Phone: 706-384-2514. Hours: Monday - Friday, 8:00 AM - 5:00 PM.

Documents submitted by mail go to P.O. Box 70, Carnesville, GA 30521.

The Clerk of Superior Court charges $25 flat, regardless of page count. A 2-page transfer-on-death deed costs $25 to record in Franklin County. A transfer-on-death deed is exempt from transfer tax.

Franklin County requires electronic recording through GSCCCA eFile Portal; paper documents are not accepted.

Recording Office Record

Clerk of Superior Court

Franklin County · Heather Vaughn Hill

Address

9592 Lavonia RoadCarnesville, GA 30521Mailing: P.O. Box 70, Carnesville, GA 30521

Fax

706-918-3190

Hours

Monday - Friday, 8:00 AM - 5:00 PM

E-recording

Required via GSCCCA eFile PortalE-recording info →
Visit recorder website →

Recording fees

Flat fee (any length)$25
Transfer tax on a TOD deedExempt

O.C.G.A. 15-6-77(f)(1)(A)(i)

Open in Google Maps

Verified September 4, 2026 · Source

Estate Planning Attorneys Serving Franklin County

Solo PracticeHartwell, GA

Law Office of Rebecca G. Metzger, LLC

Serves 3 counties

A Hartwell solo practice concentrating on estate planning, elder law, probate, and estate settlement. Handles court-supervised probate of wills, including executor appointment, payment of debts and taxes, and asset distribution, plus trust settlement after a grantor's death. Rebecca Metzger previously worked as a trust officer.

PracticesEstate PlanningTrust AdministrationElder LawAsset ProtectionProbate Administration

Office
281 East Franklin StreetHartwell, GA 30643

FirmToccoa, GA

McClure, Ramsay, Dickerson LLP

Serves 3 counties

A Toccoa firm serving North Georgia for more than 100 years that prepares wills, revocable and irrevocable trusts, powers of attorney, advance health care directives, and business succession plans, alongside personal injury, criminal defense, and real estate work.

PracticesEstate PlanningWills Trusts

Office
38 Falls RoadToccoa, GA 30577

FirmToccoa, GA

Sanders, Ranck & Skilling, P.C.

Since 1972 · Serves 9 counties

A Toccoa firm serving Stephens, Habersham, Rabun, Franklin, Hart, and surrounding northeast Georgia counties. Handles will probate proceedings, administration of estates for those who died without a will, will-validity contests, and disputes among heirs and beneficiaries, including complications from estate debts and creditors. Founded in 1972.

PracticesEstate PlanningProbate AdministrationReal Estate

Office
597 Big A RoadToccoa, GA 30577

FirmClarkesville, GA

The Carr Law Group, LLC

Serves 7 counties

Based in the historic Desoto Building in downtown Clarkesville, with offices in Cleveland and Gainesville, serving Northeast Georgia. Prepares wills, trusts, and powers of attorney, and handles probate with or without a will, including disputed estates and will or trust challenges.

PracticesEstate PlanningProbate AdministrationReal EstateWills Trusts

Office
113 Grant StreetClarkesville, GA 30523
Free consultation

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.

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