Do I Need a Transfer on Death Deed in Pennsylvania?
Pennsylvania does not authorize transfer on death deeds; sole-name real property goes through probate, at least 6 months for a simple estate, unless held in a trust or with a right of survivorship.
No. Pennsylvania does not allow transfer on death deeds. Pennsylvania does not allow TOD deeds for real property. Pennsylvania's TOD statute (20 Pa.C.S. Ch. 64, 6401-6413) is titled "Transfer on Death Security Registration" and applies only to securities, not real estate.
Because Pennsylvania has no TOD deed, real property passes outside probate through: Revocable living trust; Joint tenancy with right of survivorship; Tenancy by the entirety (married couples); Life estate deed. The Pennsylvania trust vs. will comparison sets the routes side by side.
35 jurisdictions allow a transfer on death deed for real property; Pennsylvania is not one of them. A revocable living trust does the same work in every state and covers the other assets as well.
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New Baby or Adoption
Your family is growing. Your protection should too. Guardian nominations, trusts for minors, beneficiary updates, and the documents new parents need in place.
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Marriage
What married couples need in place: one joint trust or two, wills, beneficiary updates, and the spousal rights your state grants you automatically.
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New Home
How to put your house in a revocable trust: the deed you record, what it does to your mortgage and property taxes, and when a TOD deed is simpler.
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Retirement
Retirement changes your financial picture. Healthcare directives, beneficiary reviews, long-term care planning, and protecting what you've built.
Learn moreForms for Planning Your Estate in Pennsylvania
Free forms for planning your estate in Pennsylvania: a will, living trust, pour-over will, both powers of attorney, living will, and TOD deed.
Healthcare Power of Attorney
Pennsylvania requires 220 Pa.C.S. § 5471 (combined example); § 5465 (HC agent form); § 5447 (living will form)Verified Oct 15, 2026View source witnesses for a healthcare power of attorney; notarization is not required20 Pa.C.S. § 5471 (combined example); § 5465 (HC agent form); § 5447 (living will form)Verified Oct 15, 2026View source.
Financial Power of Attorney
Pennsylvania treats a power of attorney as durable by default20 Pa.C.S. § 5601Verified Sep 20, 2026View source, and it is signed before 220 Pa.C.S. § 5601Verified Sep 20, 2026View source witnesses and a notary.
Living Will
In Pennsylvania, the living will is the Living Will20 Pa.C.S. Chapter 54, Subchapter B (Living Will Act), §§ 5441-5447; definitions and general provisions §§ 5421-5434Verified Sep 27, 2026View source, a document of its own, apart from the healthcare power of attorney.
Last Will and Testament
In Pennsylvania, a will needs no witnesses to be valid20 Pa.C.S. § 2502Verified Oct 19, 2026View source, and a self-proving affidavit signed with it lets the court admit it without witness testimony20 Pa.C.S. § 2502Verified Oct 19, 2026View source.
Tools for Planning Your Estate in Pennsylvania
Free tools for planning your estate in Pennsylvania: what a will or trust costs, whether you need a trust or TOD deed, and how documents are signed.
Do I Need a Vehicle TOD?
Pennsylvania does not offer a transfer-on-death designation on a vehicle title; a vehicle passes by will, trust, joint title, or probate.
What Does Estate Planning Actually Cost?
An attorney-prepared revocable trust in Pennsylvania runs $3,830Estimate: 10 hours at $383, Clio's Pennsylvania Trusts rate; Compare Lawyer Rates, 2025 dataVerified Oct 15, 2026View source to $5,745Estimate: 15 hours at $383, Clio's Pennsylvania Trusts rate; Compare Lawyer Rates, 2025 dataVerified Oct 15, 2026View source and a simple will $1,014Estimate: 3 hours at $338, Clio's Pennsylvania Wills and Estates rate; Compare Lawyer Rates, 2025 dataVerified Oct 15, 2026View source to $2,028Estimate: 6 hours at $338, Clio's Pennsylvania Wills and Estates rate; Compare Lawyer Rates, 2025 dataVerified Oct 15, 2026View source, against $0 to $549 up front plus a subscription with an online service.
How Much Life Insurance Do I Need?
In Pennsylvania, four years at a public university cost about $114,932NCES Digest of Education Statistics 2023, Table 330.20, public 4-year in-state tuition, fees, room and board, academic year 2022-23Verified Oct 17, 2026View source and the cost of living is near the U.S. averageBEA Regional Price Parities, all items, by state, 2024Verified Oct 17, 2026View source; an inheritance tax falls on beneficiaries72 P.S. § 9116Verified Sep 15, 2026View source by relationship.
Are My Beneficiary Designations Protected?
Pennsylvania automatically revokes an ex-spouse as beneficiary at divorce20 Pa.C.S. § 6111.2; 20 Pa.C.S. § 6111.1Verified Sep 15, 2026View source; employer plans under ERISA follow federal rules either way, so a 401(k) beneficiary changes only by a new designation.
How Do I Sign Estate Documents?
Find witness, notary, and remote signing requirements for all 50 states.
Will My Estate Documents Transfer?
Check if estate planning documents signed in one state are valid in another.
How Much Does Probate Cost?
Probate on a $500,000 estate in Pennsylvania costs an estimated $26,087No statutory fee schedule; the Orphans' Court reviews reasonableness under In re Trust Estate of LaRocca, 431 Pa. 542, 246 A.2d 337 (1968). County percentage guidelines are not law — "[e]gregious error is committed when a court awards commissions and fees simply on a percentage basis without inquiry into the reasonableness of the compensation" (In re Estate of Preston, 560 A.2d 160, 165 (Pa. Super. 1989), quoted in Estate of Andrews, 2026 PA Super 168)Verified Sep 8, 2026View source. Attorney fees run 1.9%No statutory fee schedule; the Orphans' Court reviews reasonableness under In re Trust Estate of LaRocca, 431 Pa. 542, 246 A.2d 337 (1968). County percentage guidelines are not law — "[e]gregious error is committed when a court awards commissions and fees simply on a percentage basis without inquiry into the reasonableness of the compensation" (In re Estate of Preston, 560 A.2d 160, 165 (Pa. Super. 1989), quoted in Estate of Andrews, 2026 PA Super 168)Verified Sep 8, 2026View source to 3%No statutory fee schedule; the Orphans' Court reviews reasonableness under In re Trust Estate of LaRocca, 431 Pa. 542, 246 A.2d 337 (1968). County percentage guidelines are not law — "[e]gregious error is committed when a court awards commissions and fees simply on a percentage basis without inquiry into the reasonableness of the compensation" (In re Estate of Preston, 560 A.2d 160, 165 (Pa. Super. 1989), quoted in Estate of Andrews, 2026 PA Super 168)Verified Sep 8, 2026View source of the estate under a reasonable-compensation standard.
Who Inherits Without a Will?
Without a will in Pennsylvania, a surviving spouse takes the first $30,000 plus half of the rest20 Pa.C.S. § 2102Verified Sep 10, 2026View source when every child of either spouse is a child of both, and descendants divide what passes to them per capita with representation20 Pa.C.S. § 2104(1)Verified Sep 10, 2026View source.
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Pennsylvania Estate Planning Resources
In-depth guides covering Pennsylvania probate laws, trust requirements, and estate planning strategies.