Serves Cole, Boone, Miller, Moniteau, Osage, Camden, and Gasconade counties from Jefferson City. Represents personal representatives and beneficiaries in probate estates, advises trustees through trust administration, and handles smaller estates by small-estate affidavit or refusal of letters. Appointments can be scheduled in-office, by telephone, or by video conference.
Estate Planning for Osage County, Missouri Property Owners
For most Osage 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 Osage 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 Osage 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 $184 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.
Record a Transfer-on-Death Deed in Osage County
A beneficiary deed names a beneficiary who receives Osage 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 Oct 18, 2026View source. The deed takes effect only if it is recorded before the owner's deathRSMo 461.003 to 461.081Verified Oct 18, 2026View source.
Where to Record Property Documents
Deeds and other real property documents for Osage County are recorded with the Recorder of Deeds at 205 East Main Street, Linn, MO 65051. Phone: 1-573-897-2136. Hours: Monday-Friday 8:00 AM-4:30 PM.
Documents submitted by mail go to P.O. Box 110, Linn, MO 65051.
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 Osage County. No transfer tax applies to a beneficiary deed.
Osage County accepts electronic recording through CSC.
Recording Office Record
Recorder of Deeds
Osage County
Phone
Hours
Monday-Friday 8:00 AM-4:30 PM
Office
205 East Main Street, Linn, MO 65051
E-recording
available via CSC
P.O. Box 110
Linn, MO 65051
Recording fees
| Base fee (first page) | $26 |
| Each additional page | $3 |
| Transfer tax on a TOD deed | No transfer tax applies to TOD deeds |
RSMo 59.310.6(1), 59.319, 59.321, 59.800, 50.1190
Verified October 16, 2026 · Source
Estate Planning Attorneys Serving Osage County
Solo Jefferson City practice taking cases throughout Cole, Callaway, Boone, Osage, Miller, Camden, and surrounding mid-Missouri counties. Handles probate and trust administration after a death, along with wills, revocable living trusts, powers of attorney, and guardianships and conservatorships. Melanie G. Moffat has served the area since 1992 and opened her own practice in 2003.
Jefferson City firm handling probate and trust administration across 13 mid-Missouri counties, from Cole and Boone to Phelps and Pettis. Advises trustees and personal representatives on their duties, appoints guardians and conservators, and prosecutes and defends estate litigation to recover misappropriated assets, including challenges to a will or trust and disputes between heirs.
Lake of the Ozarks firm with offices in Osage Beach and Columbia, serving the mid-Missouri region including Hickory, Benton and Morgan counties. Guides executors through Missouri probate: filing the will, notifying heirs and creditors, the inventory, paying debts and the final accounting, and drafts wills and trusts. Partner Staci Birdsong also handles minor and adult guardianships.
Moberly firm with a second office in Columbia, serving mid-Missouri. Opens probate estates after a death, with or without a will, and litigates will contests, trust disputes over trustee misconduct, and probate disputes over distribution, executor misconduct, and creditor claims. Also drafts wills, trusts, and powers of attorney; estate consultations are free.
Springfield firm serving Greene County and southwest Missouri, handling probate in county courts throughout the state. Runs estate administrations, small estates, refusals of letters, heirship determinations and affidavits, guardianship and conservatorship estates, and ancillary probate. Its elder law practice covers Medicaid (MO HealthNet) planning and special needs 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.
Legal Sources
(2)·
Data sourced from Missouri statutes and official state code. How we research.
Forms for Planning Your Estate in Missouri
Free forms for planning your estate in Missouri: will, living trust, pour-over will, powers of attorney and TOD deed. Prepare each form for Missouri.
Free
Last Will and Testament
In Missouri, a will is signed before 2RSMo § 474.320Verified Oct 18, 2026View source witnesses, and a self-proving affidavit signed with it lets the court admit it without witness testimonyRSMo § 474.320Verified Oct 18, 2026View source.
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Free
Codicil to a Will
In Missouri, a codicil is signed before 2RSMo § 474.320Verified Oct 18, 2026View source witnesses, like a will, and the self-proving affidavit signed with it lets the court admit it without witness testimonyRSMo §§ 472.010(30), 474.337Verified Oct 25, 2026View source.
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Free
Healthcare Power of Attorney
Missouri requires 2RSMo § 459.015 (optional living will form only)Verified Oct 15, 2026View source witnesses and notarizationRSMo § 459.015 (optional living will form only)Verified Oct 15, 2026View source for a healthcare power of attorney.
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Free
HIPAA Release
In Missouri, a HIPAA release is the federal authorization alone: the state adds no category rule, and the document carries the elements federal law requires, among them an expiration date or an expiration event that relates to the individual45 CFR 164.508(c)(1)(v)Verified Oct 21, 2026View source.
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Financial Power of Attorney
Missouri requires explicit durability language for a power of attorney to survive incapacityRSMo §§ 404.700-404.735Verified Oct 21, 2026View source, and it is signed before a notaryRSMo §§ 404.700-404.735Verified Sep 18, 2026View source.
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Free
Transfer on Death Deed
In Missouri, a beneficiary deed is signed before a notaryRSMo 461.003 to 461.081Verified Oct 18, 2026View source, then recorded with the county before the owner's deathRSMo 461.003 to 461.081Verified Oct 18, 2026View source. Missouri does not recognize a Lady Bird deed.
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Vehicle Transfer on Death
Missouri allows a transfer-on-death beneficiary designation on a vehicle titleMo. Rev. Stat. 301.681Verified Oct 21, 2026View source, filed through the Missouri Department of Revenue, Motor Vehicle Bureau using Form 108.
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Free
Living Will
In Missouri, the living will is the DeclarationMo. Rev. Stat. ch. 459, §§ 459.010-459.055 (Declarations, Life Support) and § 459.250 (Advance Health Care Directives Registry)Verified Sep 27, 2026View source, a document of its own, apart from the healthcare power of attorney.
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Tools for Planning Your Estate in Missouri
Free tools for planning your estate in Missouri: will and trust costs, trust or TOD deed, and the signing rules. Run each tool for Missouri and read its answer.
How Do I Sign Estate Documents?
In Missouri, a will is signed before 2RSMo § 474.320Verified Oct 18, 2026View source witnesses, and notarization is not requiredRSMo § 474.320Verified Oct 18, 2026View source.
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Will My Estate Documents Transfer?
Missouri recognizes a will signed under the law of the place where it was signedRSMo § 474.360Verified Oct 18, 2026View source; a will signed in Missouri itself needs 2RSMo § 474.320Verified Oct 18, 2026View source witnesses, and notarization is not requiredRSMo § 474.320Verified Oct 18, 2026View source.
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Trust or Will: Which Costs Less?
In Missouri, a will-based plan pays probate attorney fees set by statute as a percentage of the gross estateRSMo § 473.153(3) (statutory minimum: 5% first $5K, 4% next $20K, 3% next $75K, 2.75% next $300K, 2.5% next $600K, 2% over $1M); § 473.153(1) (base: personal property administered)Verified 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 Missouri runs $3,570Estimate: 10 hours at $357, Clio's Missouri Trusts rate; Compare Lawyer Rates, 2025 dataVerified Oct 15, 2026View source to $5,355Estimate: 15 hours at $357, Clio's Missouri 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 Missouri runs $984Estimate: 3 hours at $328, Clio's Missouri Wills and Estates rate; Compare Lawyer Rates, 2025 dataVerified Oct 15, 2026View source to $1,968Estimate: 6 hours at $328, Clio's Missouri 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 $28,815RSMo § 473.153(3) (statutory minimum: 5% first $5K, 4% next $20K, 3% next $75K, 2.75% next $300K, 2.5% next $600K, 2% over $1M); § 473.153(1) (base: personal property administered)Verified 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 Missouri, a parent names a guardian for a minor child in a will or a separate signed writingMo. Rev. Stat. §§ 475.045, 475.046Verified Sep 15, 2026View source, and the nomination covers the child until the age of majority, 18Mo. Rev. Stat. § 475.010(15)Verified Sep 15, 2026View source.
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Do I Need a Revocable Trust?
Probate in Missouri takes 6 months to 12 months for a simple estate and charges attorney fees set by statute as a percentage of the gross estateRSMo § 473.153(3) (statutory minimum: 5% first $5K, 4% next $20K, 3% next $75K, 2.75% next $300K, 2.5% next $600K, 2% over $1M); § 473.153(1) (base: personal property administered)Verified Sep 8, 2026View source; assets held in a revocable trust skip both.
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Missouri Estate Planning Articles
Estate planning articles for Missouri.
