Florida Lady Bird Deed Guides

Straight Answers to the Questions Homeowners and Heirs Actually Ask

Before you sign, while you own the home,
and after the owner dies.

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Yanitza Schoonover, Florida probate and estate planning attorney
Written and reviewed by Yanitza Schoonover, Florida probate and estate planning attorney The Schoonover Law Firm, P.A. · Updated October 2026

Florida Lady Bird Deed Questions, Answered in Depth

A Florida Lady Bird Deed is a short document, but the questions around it are not. Can you still sell the house? What if you change your mind? Will your children owe capital gains tax? What do they actually do the week after you die? Each guide below takes one of those questions and answers it fully, in plain English, under current Florida law.

For quick answers, see the Lady Bird Deed FAQ. For what the deed costs, see pricing: a $595 flat fee for deed preparation plus the county recording fee. For local recording and probate detail, browse Areas We Serve.

Before you sign

Does Florida Have a Transfer on Death Deed? Florida has no TOD deed for real estate. What Florida uses instead, and where TOD and POD designations do work. Lady Bird Deed vs. Quitclaim Deed to Your Child Why “just put my child on the deed” can cost you control, creditor protection, homestead benefits and the stepped-up basis. Lady Bird Deed vs. Will, Trust and Joint Ownership How the deed compares with the other common ways to pass a Florida home. Rentals, Condos, Second Homes and LLC Property Which kinds of property can take a Lady Bird Deed, and why LLC-owned property, co-ops and many timeshares cannot. Florida Lady Bird Deed Forms: What Goes Wrong The seven mistakes that make a form deed fail, usually discovered only after the owner has died.

While you own the home

Can You Sell or Refinance With a Lady Bird Deed? What the reserved powers allow, what lenders and title companies ask for, and how reverse mortgages fit. How to Revoke or Change a Lady Bird Deed Only a new recorded deed changes it. A will cannot, and divorce may not do it automatically. Lady Bird Deeds and Medicaid Estate Recovery How the deed interacts with Florida Medicaid, the look-back period and estate recovery.

After the owner dies

After a Lady Bird Deed Owner Dies: What Heirs Do A step-by-step checklist for beneficiaries: recording, the title affidavit, taxes, the mortgage and selling. Lady Bird Deeds and Capital Gains Tax Why property passing under the deed generally gets a stepped-up basis, with an illustrative example.

Have a Question These Guides Don’t Answer?

Every family’s situation is a little different: a second marriage, a child with special needs, a home still titled to a parent who died years ago. Yanitza Schoonover will look at your deed, your title and your goals and tell you plainly whether a Lady Bird Deed fits.

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Florida Lady Bird Deed attorney Yanitza Schoonover

Yanitza Schoonover

Florida Lady Bird Deed Attorney Serves Homeowners Across Florida

We help homeowners throughout Florida with Lady Bird Deeds and probate avoidance planning. Below are many of the primary Florida markets we serve, but we're not limited to these locations. You can also browse the full Florida Lady Bird Deed city and county directory, or read our Lady Bird Deed guides.

• Boca Raton • Boynton Beach • Bradenton • Cape Coral • Clearwater • Coral Springs • Davie • Daytona Beach • Deerfield Beach • Delray Beach • Doral • Fort Lauderdale • Fort Myers • Hallandale Beach • Hialeah • Hollywood • Homestead • Jacksonville • Kendall • Lauderdale Lakes • Melbourne • Miami • Miami Beach • Miramar • Naples • Ocala • Orlando • Palm Coast • Parkland • Pembroke Pines • Pine Hills • Plantation • Pompano Beach • Port Charlotte • Port Saint Lucie • Saint Petersburg • Sarasota • Spring Hill • Sunrise • Tallahassee • Tampa • Venice • The Villages • West Palm Beach • Weston

Legal disclaimer. These guides are general information about Florida law, not legal advice, and reading them does not create an attorney-client relationship. Statutes, recording practices and tax rules change; each guide notes when it was last reviewed.

The Schoonover Law Firm, P.A. · Yanitza Schoonover, Attorney at Law · Licensed in Florida. Attorney advertising.