Estate Planning for Greene County, Ohio Property Owners

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

Without a recorded beneficiary designation or a trust, Greene County property passes through the Probate Court — even simple Ohio probates run 6+ months and start with $148 in filing fees. Ohio 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 Greene County

A transfer on death designation affidavit names a beneficiary who receives Greene County property automatically at the owner's death, without probate. It is recorded with the County Recorder during the owner's lifetime and can be revoked at any time.

Before recording, an Ohio transfer on death designation affidavit is signed with a notary juratORC 5302.22 to 5302.24Verified Oct 19, 2026View source. The deed takes effect only if it is recorded before the owner's deathORC 5302.22 to 5302.24Verified Oct 19, 2026View source.

Create a Ohio TOD deed →Greene County signing requirements →

Where to Record Property Documents

Deeds and other real property documents for Greene County are recorded with the County Recorder at 69 Greene Street, 3rd Floor, Xenia, OH 45385. Phone: 1-937-562-5270. Hours: Monday-Friday 7:30 AM-4:00 PM.

The County Recorder charges $34 for the first 2 pages plus $8 for each page beyond 2. Recording a 2-page transfer on death designation affidavit in Greene County comes to $34. A transfer on death designation affidavit is exempt from transfer tax.

Greene County accepts electronic recording through Simplifile.

Recording Office Record

County Recorder

Greene County

Hours

Monday-Friday 7:30 AM-4:00 PM

Office

69 Greene Street, 3rd Floor, Xenia, OH 45385

Open in Google Maps

Fax

1-937-562-5386

Verified October 16, 2026 · Source

Estate Planning Attorneys Serving Greene County

Solo PracticeDayton, OH

David R. Schmidt, Attorney at Law

Serves 4 counties

Kettering-area solo practice off East Dorothy Lane, handling matters before the Montgomery and Greene county probate courts. Represents executors and beneficiaries through estate administration and asset distribution, and sets up guardianships for incapacitated adults. Estate planning, probate, and guardianship make up the core of the practice.

PracticesEstate PlanningTrust AdministrationProbateGuardianship

Office
1200 East Dorothy LaneDayton, OH 45419

FirmWashington Township, OH

O'Diam & Estess Law Group, Inc.

Serves 5 counties

Washington Township firm just south of Dayton, appearing in the Montgomery and Greene county probate courts. Guides families through estate administration after a death, along with guardianships, adoptions, and trust administration, and handles long-term-care and Medicaid asset-protection work for aging clients. Special needs planning rounds out the settlement-side practice.

PracticesEstate PlanningTrust AdministrationProbateElder Lawand 3 more

Office
8039 Washington Village Drive, Suite 110Washington Township, OH 45458

FirmDayton, OH

Coolidge Wall Co., L.P.A.

Since 1853

Coolidge Wall has served the Dayton area since 1853 and has stayed true to its Dayton roots. Their estate planning attorneys have extensive experience with probate administration, post-mortem planning, and business succession.

PracticesEstate PlanningTrust AdministrationProbateTax PlanningBusiness Succession

Office
33 West First Street, Suite 200Dayton, OH 45402

FirmDayton, OH

Gudorf Law Group, LLC

Since 1992

Gudorf Law Group has served Ohio since 1992 with estate planning, elder law, probate, and trust administration. The firm includes two OSBA Board Certified Specialists in Estate Planning, Trust & Probate Law, a distinction held by fewer than 200 attorneys statewide.

PracticesEstate PlanningTrust AdministrationProbateElder Lawand 5 more

Office
8153 North Main StreetDayton, OH 45415
Free consultation

FirmSpringfield, OH

Martin, Browne, Hull & Harper, P.L.L.

Since 1872

Martin, Browne, Hull & Harper is one of the oldest continuously operating law firms in Ohio, founded in 1872. The probate and estate planning practice handles everything from simple wills to complex estate plans, including full estate administration and probate court representation. Offices in Springfield, Urbana, and Bellefontaine.

PracticesEstate PlanningTrust AdministrationProbateProbate Litigation

Office
500 North Fountain AvenueSpringfield, OH 45504

FirmKettering, OH

Roberson Law

Roberson Law serves over 4,000 clients and is one of the premier estate planning firms in the Dayton area. Partners Nancy Roberson and Kristina Rainer are both OSBA Board Certified Specialists in Estate Planning, Trust & Probate Law, and members of the Ohio Chapter of NAELA.

PracticesEstate PlanningTrust AdministrationProbateElder Lawand 2 more

Office
1225 East David RoadKettering, OH 45429
See all 19 firms serving Greene 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 Ohio statutes and official state code. How we research.

Forms for Planning Your Estate in Ohio

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

Free

Last Will and Testament

In Ohio, a will is signed before 2ORC § 2107.03Verified Oct 19, 2026View source witnesses, and no self-proving affidavit is availableORC § 2107.03Verified Oct 19, 2026View source.

Get Started
Free

Codicil to a Will

In Ohio, a codicil is signed before 2ORC § 2107.03Verified Oct 19, 2026View source witnesses, like a will.

Get Started
Free

Healthcare Power of Attorney

Ohio allows a choice for a healthcare power of attorney: 2ORC § 1337.17Verified Oct 15, 2026View source witnesses or a notary.

Get Started
Free

HIPAA Release

In Ohio, a HIPAA release names who may receive your records; the state regulates HIV/AIDS-related information and mental health recordsOhio Rev. Code § 3701.243(B)(1)(b), (E); Ohio Rev. Code § 5122.31(A)(1)Verified Jun 19, 2026View source above the federal rule, and the document carries each rule.

Get Started
Free

Financial Power of Attorney

Ohio treats a power of attorney as durable by defaultORC §§ 1337.21–1337.64Verified Sep 18, 2026View source, and it is signed with no witness or notary requirementORC §§ 1337.21–1337.64Verified Oct 21, 2026View source.

Get Started
Free

Transfer on Death Deed

In Ohio, a transfer on death designation affidavit is signed before a notaryORC 5302.22 to 5302.24Verified Oct 19, 2026View source, then recorded with the county before the owner's deathORC 5302.22 to 5302.24Verified Oct 19, 2026View source. Ohio does not recognize a Lady Bird deed.

Get Started
Free

Vehicle Transfer on Death

Ohio allows a transfer-on-death beneficiary designation on a vehicle titleOhio Rev. Code 2131.13Verified Oct 21, 2026View source, filed through the County Clerk of Courts Title Office (Ohio BMV oversees motor vehicle records) using Form BMV 3811.

Get Started
Free

Living Will

In Ohio, the living will is the Living Will DeclarationOhio Rev. Code Chapter 2133 (§§ 2133.01-2133.15)Verified Sep 27, 2026View source, a document of its own, apart from the healthcare power of attorney.

Get Started

All Ohio forms

Tools for Planning Your Estate in Ohio

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

How Do I Sign Estate Documents?

In Ohio, a will is signed before 2ORC § 2107.03Verified Oct 19, 2026View source witnesses, and notarization is not requiredORC § 2107.03Verified Oct 19, 2026View source.

Check the Rules

Will My Estate Documents Transfer?

Ohio recognizes a will signed under the law of the place where it was signedORC § 2107.18Verified Oct 19, 2026View source; a will signed in Ohio itself needs 2ORC § 2107.03Verified Oct 19, 2026View source witnesses, and notarization is not requiredORC § 2107.03Verified Oct 19, 2026View source.

Get the Answer

Trust or Will: Which Costs Less?

In Ohio, a will-based plan pays probate attorney fees of typically 1.8%Modeled estimate under ORC § 2113.36 (reasonable compensation; no statutory percentage): the hours the statutory fee schedules imply, at the state's surveyed hourly rateVerified Sep 8, 2026View source to 2.8%Modeled estimate under ORC § 2113.36 (reasonable compensation; no statutory percentage): 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.

Calculate Costs

How Much Does a Revocable Living Trust Cost?

An attorney-prepared revocable living trust in Ohio runs $2,940Estimate: 10 hours at $294, Clio's Ohio Trusts rate; Compare Lawyer Rates, 2025 dataVerified Oct 15, 2026View source to $4,410Estimate: 15 hours at $294, Clio's Ohio 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.

Calculate Costs

How Much Does a Will Cost?

An attorney-prepared will in Ohio runs $942Estimate: 3 hours at $314, Clio's Ohio Wills and Estates rate; Compare Lawyer Rates, 2025 dataVerified Oct 15, 2026View source to $1,884Estimate: 6 hours at $314, Clio's Ohio 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 $26,234ORC § 2113.36 (reasonable compensation; no statutory percentage)Verified Sep 8, 2026View source.

Calculate Costs

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.

Compare Options

How Do I Name a Guardian for My Minor Children?

In Ohio, a parent names a guardian for a minor child in a will or a separate signed writingOhio Rev. Code §§ 2111.12, 2111.121, 2111.02(D)(1)Verified Sep 16, 2026View source, and the nomination covers the child until the age of majority, 18Ohio Rev. Code § 3109.01Verified Sep 16, 2026View source.

See the Steps

Do I Need a Revocable Trust?

Probate in Ohio takes 6 months to 9 months for a simple estate and charges attorney fees of typically 1.8%Modeled estimate under ORC § 2113.36 (reasonable compensation; no statutory percentage): the hours the statutory fee schedules imply, at the state's surveyed hourly rateVerified Sep 8, 2026View source to 2.8%Modeled estimate under ORC § 2113.36 (reasonable compensation; no statutory percentage): 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.

Get the Answer

All Ohio tools

Ohio Estate Planning Articles

Estate planning articles for Ohio.