Estate Planning for Douglas County, Nebraska Property Owners

For most Douglas 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 Douglas 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 Douglas County home out of probate are a transfer-on-death deed recorded with the Assessor/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 Douglas County

A transfer on death deed names a beneficiary who receives Douglas County property automatically at the owner's death, without probate. It is recorded with the Assessor/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 Aug 24, 2026View source witnesses and notary acknowledgmentNeb. Rev. Stat. 76-3401 to 76-3424Verified Aug 24, 2026View source. The deed takes effect only if it is recorded within 30 daysNeb. Rev. Stat. 76-3401 to 76-3424Verified Aug 24, 2026View source of signing and before the owner's deathNeb. Rev. Stat. 76-3401 to 76-3424Verified Aug 24, 2026View source.

Create a NebraskaTOD deed →Douglas Countysigning requirements →

Where to Record Property Documents

Deeds and other real property documents for Douglas County are recorded with the Assessor/Register of Deeds at 1819 Farnam Street, 4th Floor, Omaha, NE 68183. Phone: 402-444-7159. Hours: Monday - Friday, 8:00 a.m. - 4:30 p.m. (recording counter accepts filings until 3:15 p.m.)

The Assessor/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 Douglas County. A transfer on death deed is exempt from transfer tax.

Douglas County accepts electronic recording.

Recording Office Record

Assessor/Register of Deeds

Douglas County · Register of Deeds

Address

1819 Farnam Street, 4th FloorOmaha, NE 68183

Hours

Monday - Friday, 8:00 a.m. - 4:30 p.m. (recording counter accepts filings until 3:15 p.m.)

E-recording

Available

Recording fees

Base fee (first page)$10
Each additional page$6
Transfer tax on a TOD deedExempt

Neb. Rev. Stat. 33-109

Open in Google Maps

Verified September 7, 2026 · Source

Estate Planning Attorneys Serving Douglas County

FirmBellevue, NE

Bertolini, Schroeder & Blount, Attorneys at Law

Serves 2 counties

Bellevue firm in the Omaha metro handling Sarpy County and surrounding probate court matters. Takes estate administration and probate cases, drafts wills and trusts, and guides personal representatives through Nebraska probate. Has served the area for roughly four decades and offers a free initial consultation.

PracticesEstate PlanningElder LawProbate AdministrationWills Trusts

Office
1620 Wilshire Drive, Suite 250Bellevue, NE 68005
Free consultation

FirmOmaha, NE

Bottlinger Law L.L.C.

Serves 2 counties

Omaha probate firm serving Douglas County and the metro, handling estate administration in the Nebraska county courts. Jason Bottlinger works through creditor notices, disputed claims, asset administration and distribution, and probate litigation. Also licensed in Iowa and Texas.

PracticesEstate PlanningProbate LitigationProbate AdministrationWills Trusts

Office
9900 Nicholas Street, Suite 325Omaha, NE 68114
Free consultation

FirmOmaha, NE

Burnett Legal Group

Serves 3 counties

Omaha firm founded by estate planning attorney Anne Burnett, working Douglas and Sarpy County probate matters from its Arbor Street office and a second location in Gretna. Handles estate planning, probate and trust administration, elder law, and business succession for clients across Nebraska and western Iowa.

PracticesEstate PlanningTrust AdministrationElder LawProbate Administration

Office
17525 Arbor StreetOmaha, NE 68130

FirmRalston, NE

Dorwart Estate Planning (LifePlan Nebraska)

Serves 2 counties

Ralston firm in the Omaha metro focused on estate planning, trusts, and probate, with Charles Dorwart practicing in the area for decades. Drafts and maintains estate plans and handles probate administration under its LifePlan Nebraska program. Offers a free 30-minute in-home or in-office initial consultation.

PracticesEstate PlanningTrust AdministrationProbate AdministrationWills Trusts

Office
7305 Main StreetRalston, NE 68127
Free consultation

FirmOmaha, NE

Fraser Stryker PC LLO

Since 1898 · Serves 3 counties

Omaha firm founded in 1898 with one of Nebraska's larger trusts and estates groups, serving families statewide from Omaha and Hastings. Handles probate, estate and trust administration, and trust and estate litigation, advising personal representatives, trustees, and other fiduciaries. Ten attorneys carry the estate practice, backed by in-house tax and business-succession lawyers.

PracticesEstate PlanningTrust AdministrationTrust LitigationBusiness SuccessionProbate Administration

Office
1501 Mike Fahey Street, Suite 400Omaha, NE 68102

FirmOmaha, NE

Hightower Reff Law

Serves 5 counties

Omaha firm in Douglas County handling estate planning and probate alongside family law. Settlement-side work includes probate administration, wills and trusts, powers of attorney, and guardianship and conservatorship. Partner Tosha Rae Heavican leads the estate planning and probate practice.

PracticesEstate PlanningPower Of AttorneyProbate AdministrationWills Trusts

Office
10110 Nicholas Street, Suite 102Omaha, NE 68114
See all 18 firms serving Douglas 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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