Hollywood Lady Bird Deed Attorney

Serving Hollywood, Florida Families From the Broadwalk to Emerald Hills

A Hollywood Lady Bird Deed keeps the family home out of probate
and out of the reach of Medicaid estate recovery.

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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 August 2026

Hollywood, Florida Lady Bird Deed Attorney

A Hollywood Lady Bird Deed, known formally as a Florida enhanced life estate deed, allows your Hollywood home or condominium to pass directly to the beneficiaries you name at your death, without a Broward County probate case. While you are alive nothing changes: you stay on title, you keep your homestead exemption, and you can live in the property, rent it, refinance it, sell it, or revoke the deed outright.

Hollywood is a different estate planning conversation than most of Broward, and the census data shows why. More than 22% of Hollywood residents are 65 or older, the highest share among Broward’s largest cities, while the median owner-occupied home is worth about $352,500, well below Fort Lauderdale. That combination (an older population and a moderate-value home that represents most of the estate) puts two issues front and center that matter far less in wealthier markets: the cost of probate as a percentage of the estate, and Medicaid estate recovery after a long-term care stay.

Hollywood Lady Bird Deed: the short version

  • What it does: names beneficiaries who receive your Hollywood property automatically at death, outside of probate.
  • What you keep: full control for life, with the freedom to sell, mortgage, lease, or revoke without anyone's permission.
  • Medicaid: Florida limits estate recovery to the probate estate, so keeping the home out of probate is the standard way to reduce exposure.
  • Cost: recording runs about $10.00 for the first page and $8.50 per additional page. Probate is a different order of expense entirely, since Florida ties attorney compensation in formal administration to the size of the estate.
  • Where it is recorded: Broward County Records, Taxes & Treasury Division, not the Clerk of Courts.
  • Check first: in a city this old, confirm no prior owner died without the estate ever being probated. That has to be cleared up before a new deed will accomplish anything.

What Is a Hollywood Lady Bird Deed?

A Hollywood Lady Bird Deed is the common name for a Florida enhanced life estate deed recorded on property in Broward County. It names the beneficiaries, called remaindermen, who receive the property automatically at your death, while reserving to you an enhanced life estate that leaves you in complete control while you are alive.

The distinction between this and a traditional life estate deed is not academic, and older Hollywood homeowners run into it more than most. Under an ordinary life estate deed, the life tenant cannot sell or mortgage the property without every remainderman signing. For an 80-year-old who later needs to take a reverse mortgage, sell and move closer to a daughter, or fund assisted living, that is a locked door. The enhanced life estate deed reserves the power to sell, convey, mortgage, lease and revoke without the beneficiaries’ consent, so nothing about your future options narrows.

It also means the beneficiaries hold nothing during your lifetime that their own creditors, lawsuits or divorces can reach. A child who is named in your Lady Bird Deed and then goes through a bankruptcy has no present interest in your Hollywood house for a trustee to pursue.

For a broader comparison of Florida options, see our guide to Lady Bird Deeds versus wills, trusts and quitclaim deeds.

Hollywood Florida Lady Bird Deed attorney helping Broward County homeowners avoid probate

Hollywood Estate Planning Snapshot

Hollywood was platted in 1925 and much of its housing stock reflects that. It is a city of long-held homes, long-tenured owners, and families that have been in the same house for two or three generations. The numbers below are the reason a Hollywood Lady Bird Deed comes up as often as it does.

  • 22.3% of Hollywood residents are age 65+
  • 55.5% of housing units are owner-occupied
  • $352,500 median value of owner-occupied housing
  • $61,276 median household income
  • 43.2% of Hollywood residents are foreign-born
  • 55.1% speak a language other than English at home

Better than one in five Hollywood residents is past 65. That single statistic drives most of what follows on this page: a higher likelihood of a long-term care event, a higher likelihood of Medicaid involvement, and a much higher likelihood that the family is about to deal with a Florida probate case for the first time.

Read the income and value figures together and a second point emerges. A $352,500 home against a $61,276 median household income means the house is not one asset among many, it is the asset. When probate fees are calculated as a percentage of an estate that is mostly one house, the family feels every dollar.

The third figure worth pausing on is 43.2% foreign-born. A large share of Hollywood families have adult children living in another country, for whom a Broward probate case means hiring Florida counsel remotely and waiting out a proceeding no one can attend.

Demographic figures: U.S. Census Bureau QuickFacts, Hollywood city, Florida (most recent American Community Survey five-year estimates available at publication).

Chart of the Hollywood, Florida median home price trend over the past decade, used for Broward County estate planning and Hollywood Lady Bird Deed research
Hollywood median home price trend (past decade)
Appreciation on a home bought in the 1980s is why the stepped-up basis matters so much here.
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Medicaid, Long-Term Care, and Estate Recovery in Hollywood

For a city where more than a fifth of residents are past 65, this is the section that matters most. Florida’s Medicaid program, like every state’s, is required by federal law to seek reimbursement from the estates of recipients aged 55 and over who received long-term care benefits. The question that decides whether the family home is exposed is a narrow one: what counts as the “estate”?

Florida answers that question narrowly. The state limits recovery to assets passing through the probate estate, and has not adopted the expanded definition of estate that some states use to reach jointly held property, life estates and trust assets. Property that never enters probate is generally beyond the reach of a recovery claim.

That is the entire mechanism behind using a Lady Bird Deed here. The home passes to the named beneficiaries outside probate, so it is not part of the estate the state can look to. Florida’s constitutional homestead protection under Article X, Section 4 works in the same direction when the homestead passes to heirs.

Where this protection breaks down

  • The home loses homestead status before death, for example, it is sold, or the owner permanently relocates and the property becomes a rental.
  • A will directs the home to be sold, which converts it into a probate asset and hands it back to the recovery claim.
  • There is no surviving spouse or constitutional heir to receive it.
  • The deed was never properly drafted or recorded, so the home ends up in probate anyway.

Two things a Lady Bird Deed does not do: it does not qualify anyone for Medicaid, and it does not erase the five-year look-back that applies to transfers of non-homestead assets. Medicaid planning has to be done deliberately, ideally before a crisis rather than during one.

Our full write-up is on the Florida Lady Bird Deed and Medicaid page.

Sources: 42 U.S.C. § 1396p (federal estate recovery mandate); Fla. Stat. §§ 409.910 and 409.9101 (Florida Medicaid third-party liability and estate recovery); Art. X, § 4, Fla. Const. (homestead).

The Hollywood Problem: Clouded Title in Older Family Homes

Here is a scenario we see repeatedly on Hollywood property, and rarely in newer Broward cities. A family has lived in the same house on Van Buren Street or in Hollywood Lakes since the 1970s. The father died in 2004. Nobody probated the estate, because the mother simply kept living there and paying the taxes. She died in 2019. The adult children have been maintaining the house ever since and now want to sell it, refinance it, or put a Lady Bird Deed on it.

They cannot. The record owner is still the father. Nothing the children sign conveys anything, because none of them holds title. The property tax bill arriving in a familiar name and the family having lived there for fifty years are not, unfortunately, evidence of ownership. This is sometimes called heirs’ property, and it is a well-documented problem in older, working- and middle-class neighborhoods.

The consequences compound quietly. The home cannot be sold or mortgaged. It may not qualify for the homestead exemption in the current occupant’s name. Insurance can become difficult. And every additional death adds another layer of heirs whose signatures or consents are needed to unwind it.

How it gets fixed

Usually through a Florida summary administration, often paired with a petition to determine homestead status of real property. The result is a court order establishing who owns the home and confirming its homestead character, which title companies will accept. If more than two years have passed since the death, summary administration is available regardless of the estate’s value, which is why many of these cases are more manageable than families fear.

Once title is clean, a Lady Bird Deed is exactly the right next step. It is what stops the same thing from happening to the next generation.

Hollywood Florida Lady Bird Deed lawyer helping families clear title on a long-held home

What Probate Actually Costs a Hollywood Family

Probate cost is usually discussed in the abstract. It is worth being concrete, because on a moderate-value estate the percentages bite.

  • 10 daysDeadline to deposit an original will with the Clerk after notice of death
  • $150,000Non-exempt asset ceiling for summary administration, doubled July 1, 2026
  • 3 monthsCreditor claim period after first publication of notice
  • Under $30Typical Broward recording cost for a two- to three-page deed

Florida formal administration carries several layers of cost: court filing fees, publication of notice to creditors, certified copies, compensation for the personal representative, and attorney compensation, which Florida law ties to the size of the estate rather than to hours worked. The practical consequence for Hollywood is proportional. When the estate is essentially one house, a cost structure driven by estate size lands on the same asset the family is trying to keep.

New for 2026: the summary administration ceiling doubled

Effective July 1, 2026, CS/SB 1500 raised the non-exempt asset ceiling for Florida summary administration from $75,000 to $150,000 (Fla. Stat. § 735.201). The higher limit applies only to decedents who die on or after that date; earlier deaths remain under the old cap. Summary administration also remains available at any estate value once more than two years have passed since the death.

Hollywood benefits from this more than most Broward cities, because more of its estates sit in the range the change actually covers. It is real relief. It is not, however, a substitute for a deed: summary administration is still a court proceeding with filings, notice and a wait, and a homestead typically still needs a separate order determining homestead status before a title company will insure a sale.

Against that, recording a Lady Bird Deed in Broward County costs $10.00 for the first page and $8.50 for each additional page, plus the legal fee to draft it correctly. Our flat-fee pricing is listed here. The arithmetic is not subtle.

Recording a Lady Bird Deed for Hollywood Property

Hollywood property records in Broward County, and Broward does one thing differently from most of Florida: the Clerk of Courts does not record deeds here. That function belongs to the county’s Records, Taxes & Treasury Division. The recording counter is at the Broward County Governmental Center, 115 South Andrews Avenue, Room 114, Fort Lauderdale, Florida 33301, generally open 8:30 a.m. to 5:00 p.m. on weekdays. Deeds can also be mailed or submitted through an approved e-recording provider, which is how most attorneys file and which returns the recorded instrument in a day or two.

Execution requirements

Florida requires a deed conveying an interest in real property to be signed in the presence of two subscribing witnesses and acknowledged before a notary public (Fla. Stat. §§ 689.01 and 695.03). This is worth emphasizing for an older signer: the witnesses must actually be present and must sign. Deeds prepared informally by family members, or signed at a hospital or facility without proper witnessing, fail this test regularly, and the failure is usually discovered at the worst possible moment.

Legal descriptions on older Hollywood plats

Hollywood’s original subdivisions were platted in the 1920s, and legal descriptions from that era are lot-and-block references to plat books recorded a century ago, sometimes with later corrections or replats layered on. The Lady Bird Deed must carry the legal description forward exactly as it appears in the last recorded deed. Retyping it, abbreviating it, or copying it from a tax bill is a reliable way to create a title defect that surfaces when your children try to sell.

Fees and documentary stamp tax

Recording fees are published by the county recorder and are the same core amounts statewide: $10.00 for the first page, $8.50 for each additional page, plus $1.00 per name indexed beyond four names. Broward applies the standard statewide documentary stamp rate of $0.70 per $100 of consideration on taxable deeds, unlike neighboring Miami-Dade, which uses its own lower rate plus a surtax.

Whether documentary stamp tax applies to a Lady Bird Deed at all was addressed in Technical Assistance Advisement 20B4-004, issued October 16, 2020, in which the Florida Department of Revenue concluded that an enhanced life estate deed is not a taxable transfer, because no present beneficial interest passes when the deed is signed. A Technical Assistance Advisement binds the Department only as to the taxpayer and facts presented, so a deed on a mortgaged property still deserves review before recording.

Sources: Broward County Records, Taxes & Treasury Division, Recording; Florida Department of Revenue Technical Assistance Advisement 20B4-004 (Oct. 16, 2020); Fla. Stat. ch. 201; Fla. Stat. § 28.24(13) (statutory service charges); Broward County recorder published fee schedule; Fla. Stat. §§ 689.01, 695.03.

Hollywood Florida Lady Bird Deed for beach condominiums along the Broadwalk and A1A

Beach Condos and Milestone Assessments

Hollywood’s beachfront corridor is full of buildings from the 1960s and 1970s, and many are now working through milestone inspections and structural integrity reserve studies. The deed works the same on a unit as on a house, but special assessments follow the unit to whoever inherits it. A beneficiary should know whether they are receiving a paid-off condo or a paid-off condo with a five-figure assessment attached.

Naming multiple children on a Hollywood Florida Lady Bird Deed

Naming More Than One Child

You can name several beneficiaries, and many Hollywood families do. Think through what happens next: they receive the property as co-owners, and if they disagree about selling, any one of them can generally force a sale through a partition action. Where the children are unlikely to agree, naming one and equalizing elsewhere, or using a trust, is often the calmer plan.

Hollywood Lady Bird Deed compared with a Florida revocable living trust

Lady Bird Deed vs. Revocable Trust

For a Hollywood owner whose house is the estate, a Lady Bird Deed usually does the job at a fraction of the cost of a trust. A revocable trust earns its keep when there are multiple properties, out-of-state real estate, meaningful financial accounts, a blended family, or a beneficiary who should not receive a lump sum. The two work together comfortably when both are warranted.

Homestead Exemption, Save Our Homes, and Florida Homestead Law

The tax homestead

The homestead exemption reduces taxable value, and Save Our Homes caps annual increases in assessed value at 3% or the change in the Consumer Price Index, whichever is lower. For a Hollywood owner who bought in the 1980s or 1990s and never moved, decades of that cap have accumulated into a very large gap between market value and assessed value. A properly drafted Hollywood Lady Bird Deed should not disturb the exemption or the cap during your lifetime, because you retain the enhanced life estate, remain in possession, and the Broward County Property Appraiser continues to treat you as the owner of record.

What the deed does not do is pass that accumulated cap to your children. The assessment resets on the change of ownership at death, exactly as it would through probate or a trust. Any deed strategy sold to you as a way to preserve Save Our Homes for the next generation is describing something Florida law does not offer.

The constitutional homestead: spouses and minor children

Article X, Section 4 of the Florida Constitution restricts what an owner can do with homestead property. A married owner cannot convey homestead without the spouse joining in the deed, and homestead cannot be devised away from a surviving spouse or a minor child. These restrictions are generally tested at death rather than at signing, which is why a defective deed can sit quietly for years and then fail.

A married Hollywood couple normally signs the Lady Bird Deed together, naming the beneficiaries who take after the second death. Where there is a minor child, a Lady Bird Deed naming anyone else is a real problem that needs a different plan, not a different form. Second marriages deserve particular care here, since a surviving spouse has homestead rights that a deed cannot simply write around.

How a Hollywood Lady Bird Deed Compares to the Alternatives

Most Hollywood homeowners arrive having already been told one of these five things by a friend or relative. Here is how they actually line up.

General comparison for a Florida homestead. Individual results depend on how the property is titled and on your family circumstances.
Option Avoids probate? Medicaid estate recovery exposure Typical Hollywood drawback
Lady Bird Deed Yes, for that property Reduced, stays out of the probate estate Covers only the property described in the deed, not the rest of the estate.
Will only No Exposed, the home enters the probate estate A will directing the home to be sold is the classic way families lose the homestead protection.
Revocable living trust Yes, if funded Reduced Costs more than most Hollywood estates need when the house is the only real asset.
Quitclaim deed to children now Yes Reduced, but creates a look-back transfer You lose control, likely lose the homestead exemption, expose the home to your children's creditors, forfeit the stepped-up basis, and may create a Medicaid penalty period.
Doing nothing No Exposed This is how the clouded-title cases above begin. Every additional death makes it harder to fix.

The quitclaim row deserves emphasis in a city with this age profile. Signing the house over to a child during your lifetime feels like the simple answer and is frequently the most expensive one, because it can simultaneously trigger a Medicaid look-back transfer and destroy the stepped-up basis. Our detailed breakdown is on the Florida Lady Bird Deed comparison page.

How to Get a Hollywood Lady Bird Deed

  1. Check that title is actually clean

    In Hollywood this comes first, not last. We look for a prior owner who died without the estate being probated. If a parent or late spouse is still the record owner, that gets resolved before anything else, usually through summary administration and a petition to determine homestead status.

  2. Confirm the deed fits your goals

    How the property is titled, who you want to receive it, whether you are married, whether there is a minor child, and whether long-term care is on the horizon. Florida homestead rules decide much of this.

  3. Pull the current vesting deed and legal description

    The exact legal description from the last recorded deed in the Broward County Official Records, plus the folio number from the Property Appraiser. On Hollywood’s 1920s plats this step earns its keep.

  4. Draft the enhanced life estate reservation

    The deed must clearly reserve your power to sell, convey, mortgage, lease and revoke without the beneficiaries’ consent. This is the language that keeps your options open if you later need to sell or borrow against the home.

  5. Sign with two witnesses and a notary

    Two subscribing witnesses physically present, plus a notary acknowledgment. A married owner’s spouse joins the deed on homestead property.

  6. Record with Broward Records, Taxes & Treasury

    Not the Clerk of Courts. Recorded at 115 South Andrews Avenue, Room 114, or by e-recording, for $10.00 for the first page and $8.50 per additional page.

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Who Commonly Uses a Hollywood Lady Bird Deed?

  • Retirees planning ahead of a long-term care event, who want the homestead outside the probate estate
  • Families in long-held homes in Hollywood Lakes, Hollywood Hills and Park East who have owned since the 1970s or 1980s
  • Widowed homeowners whose house is essentially the entire estate
  • Beach and Broadwalk condo owners passing a single unit to one beneficiary
  • Parents with adult children living abroad who should not have to run a Florida probate case remotely
  • Families who just finished clearing an old title problem and do not intend to repeat it

A Lady Bird Deed is not right for everyone. If the property is held in an LLC, if there is a minor child, if the family situation is contested, or if the estate is large and spread across several assets, we will say so and point you toward the structure that actually works.

Hollywood Neighborhoods and Communities We Serve

We prepare Lady Bird Deeds for property throughout Hollywood and Broward County, including:

  • Hollywood Lakes
  • Emerald Hills
  • Hollywood Hills
  • Hollywood Beach
  • The Broadwalk
  • Downtown Hollywood
  • ArtsPark / Young Circle
  • Park East
  • Park West
  • Beverly Hills
  • Oakwood
  • Highland Gardens
  • Boulevard Heights
  • Driftwood
  • Playa del Mar
  • North Central Hollywood
  • Liberia
  • Washington Park
  • Hillcrest
  • Lawn Acres

Work With a Hollywood Lady Bird Deed Attorney

Yanitza Schoonover focuses her practice on probate administration and estate planning for Florida families. She helps Hollywood and Broward County homeowners with:

  • Hollywood Lady Bird Deed drafting, execution and recording
  • Summary administration to clear an older title problem
  • Formal probate administration
  • Estate planning coordination for Florida homesteads


If a parent or spouse died and the house was never properly transferred, that is fixable, and it is worth fixing before it gets harder. If your own home is in order and you simply want it to reach your children without a court case, a Hollywood Lady Bird Deed is usually the shortest path. Either way, schedule a consultation and we will tell you plainly where you stand.

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Hollywood Florida Lady Bird Deed attorney Yanitza Schoonover

Yanitza Schoonover

Hollywood Lady Bird Deed Frequently Asked Questions

Does a Hollywood Lady Bird Deed protect my home from Florida Medicaid estate recovery?

Florida limits Medicaid estate recovery to assets that pass through the probate estate, and did not adopt the expanded definition of estate that some states use. Because a Lady Bird Deed moves the home outside probate, it is one of the standard tools for reducing exposure on a Florida homestead. The limits matter: the deed does not qualify anyone for Medicaid, the five-year look-back still applies to other transfers, and the protection depends on the home keeping homestead status and passing to heirs rather than being sold under a will.

My mother died and we never probated her Hollywood house. Can I just do a Lady Bird Deed?

Not until the earlier death is resolved. If your mother is still the record owner, no deed you sign conveys anything, because you do not hold title. This is common here, because so much Hollywood housing stock has stayed in the same families for decades with informal transfers that were never recorded. The usual fix is a summary administration, often paired with a petition to determine homestead status of real property, producing a court order establishing ownership. Once title is clean, a Lady Bird Deed prevents a repeat in the next generation.

Where is a Lady Bird Deed recorded for a Hollywood, Florida property?

In the Broward County Official Records. Broward is unusual: deeds are recorded by the county Records, Taxes & Treasury Division, not the Clerk of Courts. The counter is at the Broward County Governmental Center, 115 South Andrews Avenue, Room 114, Fort Lauderdale, Florida 33301, generally open 8:30 a.m. to 5:00 p.m. weekdays. Deeds may also be mailed or submitted through an approved e-recording provider.

Did Florida change the summary administration limit in 2026, and does it help Hollywood families?

Yes, and Hollywood is one of the places it helps most. Effective July 1, 2026, CS/SB 1500 raised the non-exempt asset ceiling from $75,000 to $150,000 under Fla. Stat. § 735.201. With a median owner-occupied value around $352,500 and modest non-exempt assets in many local estates, more Hollywood families now qualify for the faster track. It is still a court proceeding, and a homestead typically still needs a separate order determining homestead status before title is marketable.

Does a Hollywood Lady Bird Deed work for a beach condo on the Broadwalk or along A1A?

Yes. The deed works the same on a condominium unit as on a house. What deserves review is the building: many Hollywood beach buildings date to the 1960s and 1970s and are now funding milestone inspections and structural integrity reserve studies, which can mean large special assessments. Those obligations follow the unit to whoever inherits it. The declaration of condominium may also contain approval or right-of-first-refusal provisions worth reading before drafting.

How much does probate cost in Hollywood compared with a Lady Bird Deed?

Recording a Lady Bird Deed in Broward costs $10.00 for the first page and $8.50 per additional page, so the recording itself is inexpensive. Florida formal administration is a different order of expense: court filing fees, publication of notice to creditors, certified copies, personal representative compensation, and attorney compensation, which Florida law ties to the size of the estate. On an estate that is mostly one house, that is felt sharply. We are happy to walk through what your situation would actually involve.

Will a Hollywood Lady Bird Deed affect my homestead exemption or Save Our Homes cap?

A properly drafted deed should not affect either during your lifetime. You retain an enhanced life estate, you stay in possession, and the Broward County Property Appraiser continues to treat you as the owner of record. The Save Our Homes cap generally resets at your death on the change of ownership, which happens with or without the deed. For a long-tenured Hollywood owner that accumulated benefit can be large while you are living.

Can I name several children on a Hollywood Lady Bird Deed?

Yes, and it is common. The practical caution is what follows: they receive the property as co-owners, and if they disagree about selling, any one of them can generally file a partition action to force a sale. Some families prefer to name one child and equalize elsewhere in the plan, or to use a trust where the beneficiaries are unlikely to agree. Worth thinking through before signing rather than after.

Does a Hollywood Lady Bird Deed trigger Florida documentary stamp tax?

In Technical Assistance Advisement 20B4-004, issued October 16, 2020, the Florida Department of Revenue concluded that an enhanced life estate deed is not subject to documentary stamp tax, because no present beneficial interest transfers when the deed is signed. Broward applies the standard statewide rate of $0.70 per $100 of consideration on taxable deeds. A Technical Assistance Advisement binds the Department only as to the taxpayer and facts presented, so your deed and any mortgage should be reviewed before recording.

Can I use a Hollywood Lady Bird Deed if I am married?

Usually yes, with your spouse joining the deed. Article X, Section 4 of the Florida Constitution prevents a married owner from conveying homestead property without the spouse joining, and homestead cannot be devised away from a surviving spouse or a minor child. The common structure is a deed signed by both spouses naming the beneficiaries who take after the second death. Second marriages need particular care.

My beneficiaries live outside the United States. Does that matter?

It makes the deed more valuable, not less. More than 43% of Hollywood residents are foreign born, and many families have children abroad. Running a Florida probate case from another country means retaining Florida counsel remotely, authenticating documents, and waiting out a process no one can attend. A Lady Bird Deed lets the home pass on the recording of a certified death certificate instead. Beneficiaries who are not US persons should still get tax advice about a later sale, including FIRPTA withholding.

Do my beneficiaries get a stepped-up basis?

Generally yes. Because you keep the enhanced powers, the transfer is treated as incomplete for federal tax purposes and the property is included in your gross estate at death, which normally produces a stepped-up cost basis. On a Hollywood home bought decades ago for a fraction of today’s value, that step-up is often the single largest financial benefit of using this deed rather than signing the house over during your lifetime. Confirm with a tax advisor.

Can a Hollywood Lady Bird Deed be changed or revoked later?

Yes, and that is the point of it. You can sell the property, refinance it, lease it, add or remove beneficiaries, or revoke the deed outright without the consent of the people named to receive it. A new deed is prepared and recorded to make the change effective.

More general questions are answered on our Florida Lady Bird Deed FAQ page.

We also assist homeowners in nearby Broward and Miami-Dade markets including Fort Lauderdale, Hallandale Beach, Pembroke Pines, Miramar, Davie, Pompano Beach, and Miami. Browse every market on our areas we serve page.

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.

• Boca Raton • Boynton Beach • Cape Coral • Clearwater • Coral Springs • Davie • Daytona Beach • Deerfield Beach • Doral • Fort Lauderdale • Hallandale Beach • Hialeah • Hollywood • Homestead • Jacksonville • Kendall • Lauderdale Lakes • Miami • Miami Beach • Miramar • Orlando • Parkland • Pembroke Pines • Pine Hills • Plantation • Pompano Beach • Port Saint Lucie • Saint Petersburg • Sunrise • Tallahassee • Tampa • West Palm Beach • Weston

Legal disclaimer. This page is general information about Florida law, not legal advice, and reading it does not create an attorney-client relationship. Florida homestead, probate, tax and Medicaid rules change and apply differently to different families. Recording locations, fees, statutory fee presumptions, tax rates and court procedures described here were accurate as of August 2026 and should be confirmed with Broward County Records, Taxes & Treasury and the Florida Department of Revenue before you rely on them.

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