Estate Planning for Buffalo County, Nebraska Property Owners

For most Buffalo 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 Buffalo County property owner, the biggest probate risk is the home itself. Real estate is what forces most families into the County Court. The two tools that keep a Buffalo County home out of probate are a transfer-on-death deed recorded with the Register of Deeds, and a revocable living trust that holds title to the property.

Skipping this planning step means the County Court decides who receives the property: a simple Nebraska probate takes 4+ months and opens with $44 in court filing fees. Nebraska 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 Buffalo County

A transfer on death deed names a beneficiary who receives Buffalo County property automatically at the owner's death, without probate. It is recorded with the Register of Deeds during the owner's lifetime and can be revoked at any time.

Before recording, a Nebraska transfer on death deed is signed with 2Neb. Rev. Stat. 76-3401 to 76-3424Verified Oct 18, 2026View source witnesses and notary acknowledgmentNeb. Rev. Stat. 76-3401 to 76-3424Verified Oct 18, 2026View source. The deed takes effect only if it is recorded within 30 daysNeb. Rev. Stat. 76-3401 to 76-3424Verified Oct 18, 2026View source of signing and before the owner's deathNeb. Rev. Stat. 76-3401 to 76-3424Verified Oct 18, 2026View source.

Create a Nebraska TOD deed →Buffalo County signing requirements →

Where to Record Property Documents

Deeds and other real property documents for Buffalo County are recorded with the Register of Deeds at 1512 Central Avenue, Kearney, NE 68848. Phone: 1-308-236-1239. Hours: Monday-Friday 8:00 AM-5:00 PM.

Documents submitted by mail go to P.O. Box 1270, Kearney, NE 68848.

The Register of Deeds charges $10 for the first page plus $6 for each additional page. A 2-page transfer on death deed costs $16 to record in Buffalo County. A transfer on death deed is exempt from transfer tax.

Recording Office Record

Register of Deeds

Buffalo County

Hours

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

Office

1512 Central Avenue, Kearney, NE 68848

Open in Google Maps

Mail

P.O. Box 1270 Kearney, NE 68848

Fax

1-308-236-1291

Verified October 16, 2026 · Source

Estate Planning Attorneys Serving Buffalo County

FirmGrand Island, NE

Neuhaus Law Office

Serves 9 counties

Grand Island firm in Hall County, with a second office in Lincoln, founded by Gregg Neuhaus, who has served central Nebraska for more than 40 years. Offers probate representation and probate litigation for personal representatives and beneficiaries, including disputes over a will, and drafts wills, trusts, and powers of attorney. Probate and estate planning matters start with a free consultation.

PracticesEstate PlanningProbateProbate LitigationBankruptcyand 3 more

Office
205 South Cedar Street, Suite 150Grand Island, NE 68801
Free consultation

FirmKearney, NE

Parker, Grossart & Bahensky, L.L.P. (PGBB Law)

Since 1932 · Serves 1 county

Kearney firm in Buffalo County, established in 1932, with a second office in Ravenna. Guides families through probate and the management of a loved one's estate, and attorney Luke Zinnell handles probate and trust administration and guardianships and conservatorships. Zinnell is certified to serve as guardian ad litem in probate cases and is regularly appointed in Buffalo County.

PracticesEstate PlanningTrust AdministrationProbateConservatorshipand 5 more

Office
1516 1st AvenueKearney, NE 68847

FirmHastings, NE

Skalka, Baack & Fiala

Since 2013 · Serves 12 counties

Hastings firm in the historic Strand Theatre, serving every county of the 10th Judicial District plus Hall, Buffalo, and Hamilton Counties. Handles probate, small estates, trust administration, inheritance tax clearance, federal estate tax filings, elective shares, and estate disputes, plus guardianships and conservatorships. Founded in January 2013.

PracticesEstate PlanningTrust AdministrationProbateProbate Litigationand 5 more

Office
200 North Burlington, Suite 100Hastings, NE 68901

FirmKearney, NE

Stamm Romero & Associates, PC, LLO

Serves 8 counties

Kearney firm in Buffalo County serving Grand Island, Hastings, Holdrege, Minden, Lexington, Broken Bow, and North Platte. Attorneys Vikki S. Stamm and Michele J. Romero handle estate planning, trusts, probate, and wills alongside family law, adoption, and mediation. Offers a free half-hour in-office consultation by appointment.

PracticesEstate PlanningProbateBusiness LawFamily Law

Office
3720 Avenue A, Suite CKearney, NE 68847
Free consultation

Solo PracticeKearney, NE

The Law Offices of Michael D. Carper

Serves 1 county

Solo practice in Kearney, Buffalo County, where Michael D. Carper has handled estate planning matters for more than 35 years alongside bankruptcy, personal injury, and DUI work. Represents families through Nebraska probate and estate administration, including ancillary probate when a decedent lived out of state but owned property in Nebraska.

PracticesEstate PlanningProbateBankruptcyPersonal Injury

Office
3915 Avenue N, Suite CKearney, NE 68847

FirmGering, NE

Ellison & Turman Law Firm

Since 1946 · Serves 15 counties

Gering firm founded in 1946, directly across the street from the Scotts Bluff County Courthouse, with a second office in Kimball near the Kimball County Courthouse. Handles probate, wills, trusts, powers of attorney, advance directives, guardianships, and conservatorships, with Matthew Turman carrying the estate planning work. Offers a free consultation on estate matters.

PracticesEstate PlanningProbateConservatorshipGuardianshipReal Estate

Office
1715 11th StreetGering, NE 69341
Free consultation
See all 13 firms serving Buffalo County →

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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Legal Sources

Data sourced from Nebraska statutes and official state code. How we research.

Forms for Planning Your Estate in Nebraska

Free forms for planning your estate in Nebraska: will, living trust, pour-over will, powers of attorney and TOD deed. Prepare each form for Nebraska.

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Last Will and Testament

In Nebraska, a will is signed before 2Neb. Rev. Stat. § 30-2327Verified Oct 18, 2026View source witnesses, and a self-proving affidavit signed with it lets the court admit it without witness testimonyNeb. Rev. Stat. § 30-2327Verified Oct 18, 2026View source.

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Codicil to a Will

In Nebraska, a codicil is signed before 2Neb. Rev. Stat. § 30-2327Verified Oct 18, 2026View source witnesses, like a will, and the self-proving affidavit signed with it lets the court admit it without witness testimonyNeb. Rev. Stat. § 30-2329Verified Oct 25, 2026View source.

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Healthcare Power of Attorney

Nebraska allows a choice for a healthcare power of attorney: 2Neb. Rev. Stat. § 30-3408(1)Verified Oct 15, 2026View source witnesses or a notary.

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HIPAA Release

In Nebraska, a HIPAA release names who may receive your records; the state regulates mental health recordsNeb. Rev. Stat. § 71-961(1)(f) (Laws 1976, LB 806, § 78; last amended Laws 2025, LB150, § 120)Verified Jun 20, 2026View source above the federal rule, and the document carries each rule.

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Financial Power of Attorney

Nebraska treats a power of attorney as durable by defaultNeb. Rev. Stat. §§ 30-4001 to 30-4045Verified Oct 21, 2026View source, and it is signed before a notaryNeb. Rev. Stat. §§ 30-4001 to 30-4045Verified Oct 21, 2026View source.

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Transfer on Death Deed

In Nebraska, a transfer on death deed is signed before a notaryNeb. Rev. Stat. 76-3401 to 76-3424Verified Oct 18, 2026View source and 2Neb. Rev. Stat. 76-3401 to 76-3424Verified Oct 18, 2026View source witnesses, then recorded with the county before the owner's deathNeb. Rev. Stat. 76-3401 to 76-3424Verified Oct 18, 2026View source, within 30 daysNeb. Rev. Stat. 76-3401 to 76-3424Verified Oct 18, 2026View source of signing. Nebraska does not recognize a Lady Bird deed.

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Vehicle Transfer on Death

Nebraska allows a transfer-on-death beneficiary designation on a vehicle titleNeb. Rev. Stat. 30-2715.01Verified Oct 21, 2026View source, filed through the County Treasurer / county Motor Vehicle Office (Nebraska Department of Motor Vehicles prescribes the application form and maintains the Vehicle Title and Registration System) using Form RV-707.

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Living Will

In Nebraska, the living will is the DeclarationNeb. Rev. Stat. §§ 20-401 to 20-416 (Rights of the Terminally Ill Act)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 Nebraska

Free tools for planning your estate in Nebraska: will and trust costs, trust or TOD deed, and the signing rules. Run each tool for Nebraska and read its answer.

How Do I Sign Estate Documents?

In Nebraska, a will is signed before 2Neb. Rev. Stat. § 30-2327Verified Oct 18, 2026View source witnesses, and notarization is not requiredNeb. Rev. Stat. § 30-2327Verified Oct 18, 2026View source.

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Will My Estate Documents Transfer?

Nebraska recognizes a will signed under the law of the place where it was signedNeb. Rev. Stat. § 30-2331Verified Oct 18, 2026View source; a will signed in Nebraska itself needs 2Neb. Rev. Stat. § 30-2327Verified Oct 18, 2026View source witnesses, and notarization is not requiredNeb. Rev. Stat. § 30-2327Verified Oct 18, 2026View source.

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Trust or Will: Which Costs Less?

In Nebraska, a will-based plan pays probate attorney fees of typically 1.7%Modeled estimate under Neb. Rev. Stat. § 30-2482 (reasonable compensation determined by court): the hours the statutory fee schedules imply, at the state's surveyed hourly rateVerified Sep 8, 2026View source to 2.8%Modeled estimate under Neb. Rev. Stat. § 30-2482 (reasonable compensation determined by court): the hours the statutory fee schedules imply, at the state's surveyed hourly rateVerified Sep 8, 2026View source of the estate; 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 Nebraska runs $3,190Estimate: 10 hours at $319, Clio's Nebraska Trusts rate; Compare Lawyer Rates, 2025 dataVerified Oct 15, 2026View source to $4,785Estimate: 15 hours at $319, Clio's Nebraska 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 Nebraska runs $924Estimate: 3 hours at $308, Clio's Nebraska Wills and Estates rate; Compare Lawyer Rates, 2025 dataVerified Oct 15, 2026View source to $1,848Estimate: 6 hours at $308, Clio's Nebraska 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 $25,018Neb. Rev. Stat. § 30-2482 (reasonable compensation determined by court)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 Nebraska, a parent names a guardian for a minor child in a willNeb. Rev. Stat. §§ 30-2606, 30-2607, 30-2608Verified Sep 15, 2026View source, and the nomination covers the child until the age of majority, 19Neb. Rev. Stat. § 43-2101Verified Sep 15, 2026View source.

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Do I Need a Revocable Trust?

Probate in Nebraska takes 4 months to 6 months for a simple estate and charges attorney fees of typically 1.7%Modeled estimate under Neb. Rev. Stat. § 30-2482 (reasonable compensation determined by court): the hours the statutory fee schedules imply, at the state's surveyed hourly rateVerified Sep 8, 2026View source to 2.8%Modeled estimate under Neb. Rev. Stat. § 30-2482 (reasonable compensation determined by court): the hours the statutory fee schedules imply, at the state's surveyed hourly rateVerified Sep 8, 2026View source of the estate; assets held in a revocable trust skip both.

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