For most Mississippi 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 Mississippi County property owner, the biggest probate risk is the home itself. Real estate is what forces most families into the Circuit Court - Probate Division. The two tools that keep a Mississippi County home out of probate are a transfer-on-death deed recorded with the Recorder of Deeds, and a revocable living trust that holds title to the property.
Skipping this planning step means the Circuit Court - Probate Division decides who receives the property: a simple Missouri probate takes 6+ months and opens with about $115 in court filing fees. Missouri also lets owners name a transfer-on-death beneficiary on vehicle titles, which keeps cars out of the same process.
A beneficiary deed names a beneficiary who receives Mississippi County property automatically at the owner's death, without probate. It is recorded with the Recorder of Deeds during the owner's lifetime and can be revoked at any time.
Before recording, a Missouri beneficiary deed is signed with notary acknowledgmentRSMo 461.003 to 461.081Verified Aug 24, 2026View source. The deed takes effect only if it is recorded before the owner's deathRSMo 461.003 to 461.081Verified Aug 24, 2026View source.
Deeds and other real property documents for Mississippi County are recorded with the Recorder of Deeds, led by Recorder of Deeds George Bays, at 200 N. Main St, 2nd Floor, Charleston, MO 63834. Phone: 573-683-2598.
Documents submitted by mail go to P.O. Box 81, Charleston, MO 63834.
The Recorder of Deeds charges $26 for the first page plus $3 for each additional page. A 2-page beneficiary deed costs $29 to record in Mississippi County. A beneficiary deed is exempt from transfer tax.
Mississippi County accepts electronic recording through CSC.
Recording Office Record
Mississippi County · Recorder of Deeds · George Bays
Address
Phone
Fax
E-recording
Recording fees
| Base fee (first page) | $26 |
| Each additional page | $3 |
| Transfer tax on a TOD deed | Exempt |
RSMo 59.310.6(1), 59.319, 59.321, 59.800, 50.1190
Verified September 7, 2026 · Source
FirmSikeston, MO
Sikeston law firm serving Missouri's Bootheel region with estate planning, estate administration, and estate litigation services. Bruce A. Lawrence and R. Kye Lawrence provide coverage across southeast Missouri.
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FirmSpringfield, MO
Springfield law firm helping families understand Missouri probate laws. Experienced lawyers handle probate in many county courts throughout Missouri, guiding clients from opening estates to closing them.
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Data sourced from Missouri statutes and official state code. How we research.
Estate planning articles for Missouri.
Forms and tools for property owners in Mississippi 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 Missouri.
