Estate Planning for Franklin, Nebraska 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 County Court. The two tools that keep a Franklin County home out of probate are a transfer-on-death deed recorded with the County Clerk, 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 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 County Clerk 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 →Franklin Countysigning requirements →

Where to Record Property Documents

Deeds and other real property documents for Franklin County are recorded with the County Clerk at 405 15th Avenue, Franklin, NE 68939. Phone: 308-425-6202. Hours: Monday - Friday, 8:30 a.m. - 4:30 p.m.

Documents submitted by mail go to P.O. Box 146, Franklin, NE 68939.

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

Recording Office Record

County Clerk

Franklin County

Address

405 15th AvenueFranklin, NE 68939Mailing: P.O. Box 146, Franklin, NE 68939

Hours

Monday - Friday, 8:30 a.m. - 4:30 p.m.

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 July 14, 2026 · Source

Estate Planning Attorneys Serving Franklin County

FirmHastings, NE

Skalka, Baack & Fiala

Serves 9 counties

Hastings firm serving Adams County and central Nebraska, focused on estate planning and administration, real estate, and business formation. Handles wills, trusts, probate and trust administration, Medicaid planning, special-needs planning, TOD deeds, and inheritance and estate tax filings. Founding partner Matthew Baack concentrates on estate, trust, and business-succession planning.

PracticesEstate PlanningTrust AdministrationElder LawSpecial Needs Planningand 2 more

Office
200 North Burlington, Suite 100Hastings, NE 68901

FirmLincoln, NE

Ball, Loudon, Ebert & Brostrom, LLC

Serves 3 counties

Boutique estate and business firm in Lincoln working in the Lancaster County courts. The team handles will and trust administration, guides fiduciaries through probate, and manages estate transfers ranging from simple wills to tax-driven planning for larger estates. Trusts and estates is one of its two core focus areas alongside business and commercial law.

PracticesEstate PlanningTrust AdministrationProbate Administration

Office
3701 Union Drive, Suite 200Lincoln, NE 68516

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

Smith Pauley LLP

Serves 4 counties

Omaha and Hastings firm formed when Kellogg & Palzer and MCM Law Office merged into Smith Pauley in 2025. Handles estate and wealth-transfer planning, probate, and trust administration for personal representatives and trustees across eastern and south-central Nebraska. Jeffrey and Julia Palzer (Omaha) and Daniel McMahon (Hastings) lead the estate work.

PracticesEstate PlanningTrust AdministrationBusiness SuccessionProbate Administration

Office
3555 Farnam Street, Suite 1000Omaha, NE 68131

FirmBroken Bow, NE

Steffens Law Office, P.C.

Serves 8 counties

Nebraska firm headquartered in Broken Bow with six offices running from Omaha west to North Platte. Handles estate planning, wills and trusts, probate, powers of attorney, and beneficiary designations for clients across income levels, alongside a large personal-injury practice. Quotes its estate planning fees up front and offers a free case evaluation by phone.

PracticesEstate PlanningProbate AdministrationWills Trusts

Office
255 South 10th AvenueBroken Bow, NE 68822
Free consultation

FirmElkhorn, NE

Estate Planning Law Group of Blazek & Gregg

Serves the whole state

Estate Planning Law Firm located in Elkhorn that serves clients throughout Nebraska and Iowa with estate planning, elder law, and disability planning services. Over 5,000 plans completed.

PracticesEstate PlanningElder LawSpecial Needs PlanningAgricultural Estate Planning

Office
1405 N. 205th Street, Suite 120Elkhorn, NE 68022
Free consultation
See all 8 firms serving Franklin 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.

SimplyTrustSimplyTrust Editorial·

Legal Sources

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

Nebraska Estate Planning Articles

Estate planning articles for Nebraska.