Homestead Lady Bird Deed Attorney

South Miami-Dade, the Redland and Florida City · Se Habla Español

Houses, acreage and manufactured homes,
a Homestead Lady Bird Deed keeps them out of probate.

SCHEDULE A CONSULTATION CALL: 305-299-7496
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

Homestead, Florida Lady Bird Deed Attorney

A Homestead Lady Bird Deed, known formally as a Florida enhanced life estate deed, lets your South Miami-Dade property pass directly to the people you name at your death, with no probate case. During your lifetime nothing changes: you stay on title, you keep your homestead exemption, and you can live on the property, farm it, rent it, refinance it, sell it, or revoke the deed entirely.

Homestead is the most physically varied market on this site. Within a few miles you have subdivision housing, agricultural acreage in the Redland, nurseries and groves, and a substantial number of manufactured and mobile homes. Those are not stylistic differences. They change whether a deed is even the right instrument.

The demographics matter too. Only 8.5% of Homestead residents are 65 or older (the youngest of any market we cover) against a median home value of $380,000. Most owners here are building, not winding down, and many have minor children, which is the one situation where Florida homestead law genuinely limits what a Lady Bird Deed can do.

Homestead Lady Bird Deed: the short version

  • Mobile homes first: a deed only conveys real property. A manufactured home is real property only if you own the land, it is affixed, and it has an RP decal.
  • Rented lot in a park? Then the home is personal property with a title, and a deed is not the instrument.
  • Agricultural land: the deed does not remove a classification, but a change of ownership can prompt the Property Appraiser to review continued use.
  • Minor children: Florida homestead cannot be devised when the owner is survived by a minor child. This comes up here more than anywhere.
  • Vacant land works: a Lady Bird Deed is fine on acreage with no house on it.
  • Recording: same Miami-Dade Official Records as downtown, which is why e-recording exists.

What Is a Homestead Lady Bird Deed?

A Homestead Lady Bird Deed is the common name for a Florida enhanced life estate deed recorded on property in Miami-Dade 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 enhancement matters especially for a working property. Under a traditional life estate deed you could not sell, mortgage or grant an easement without every named beneficiary signing, intolerable for someone who may need to borrow against acreage, lease land to another grower, or sell part of a parcel. An enhanced life estate deed reserves all of those powers to you.

It is a precise tool for one job: taking a parcel of individually owned Florida real property out of probate. That last phrase is doing important work here, as the next section explains.

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

Homestead Florida Lady Bird Deed attorney helping South Miami-Dade owners avoid probate

Manufactured and Mobile Homes: Real Property or Personal Property?

South Miami-Dade has a large stock of manufactured and mobile homes, and this is the single most important question on this page. Get it wrong and the deed accomplishes nothing.

A deed conveys real property. A manufactured home is not automatically real property. In Florida it is treated as real property only when a specific set of conditions is met; otherwise it remains titled personal property, more like a vehicle than a house, and no deed transfers it.

How Florida treats a manufactured home. The distinction determines whether a Lady Bird Deed is the right instrument.
 Real property (RP)Personal property (MH)
Do you own the land?Yes, or you own a share in a co-op parkNo, you rent the lot
Permanently affixed?YesNot required
PaperworkDR-402 Declaration certified by the Property Appraiser, then an RP decal from the Tax CollectorCertificate of title and an annual MH decal
Assessed byProperty Appraiser, with the landRegistered like a vehicle
Does a Lady Bird Deed convey it?Yes, the deed on the land carries the homeNo, a deed cannot transfer titled personal property

How to check which one you have

Look for the decal. An RP decal is permanent and does not renew annually; an MH decal is renewed each year like a vehicle registration. You can also check the Miami-Dade Property Appraiser record for the folio: if the manufactured home is included in the real property assessment along with the land, it has been declared real property. If you are paying an annual registration for the home itself, it has not.

If your home is still personal property

You have options, and it is worth sorting out now rather than leaving it to your family. If you own the land and the home is affixed, it can generally be declared real property using Florida Department of Revenue form DR-402, certified by the Property Appraiser, followed by an RP decal from the Tax Collector. Once that is done, a Lady Bird Deed on the land carries the home with it.

If you rent the lot, the home cannot be real property, and transferring it at death runs through the title system rather than the land records. That is a different conversation, and we would rather have it with you than with your children afterward.

Sources: Fla. Stat. § 319.261 (retiring title to a mobile home in a real property transaction); Florida Department of Revenue form DR-402, Declaration of Mobile Home as Real Property; county Property Appraiser guidance on manufactured home classification.

Homestead Estate Planning Snapshot

Homestead has the youngest population of any market on this site, which changes what the planning conversation is actually about.

  • 8.5% of Homestead residents are age 65+
  • 48.3% of housing units are owner-occupied
  • $380,000 median value of owner-occupied housing
  • $65,423 median household income
  • 40.8% of Homestead residents are foreign-born
  • 68.8% speak a language other than English at home

At 8.5% over 65, Homestead has less than half the senior share of Hollywood and barely a third of Boca Raton’s. Most estate planning content is written for someone thinking about long-term care. That is not the typical owner here. The typical owner here is raising a family.

Which brings up the restriction that matters most in this market: Florida homestead cannot be devised when the owner is survived by a minor child. In a city this young, that is not an edge case. It is a question we ask early, because it determines whether a Lady Bird Deed can do what the family wants.

The other number worth noting is 40.8% foreign-born. Many Homestead families have relatives in other countries, and a Florida probate case run from abroad is a genuine hardship, which makes avoiding one worth more than the paperwork suggests.

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

Chart of the Homestead, Florida median home price trend over the past decade, used for Miami-Dade estate planning and Homestead Lady Bird Deed research
Homestead median home price trend (past decade)
South Dade land has appreciated sharply, which makes the stepped-up basis meaningful even for younger owners.
SCHEDULE A CONSULTATION

Agricultural Land, the Redland and Classified Assessment

West and south of Homestead lies the Redland, nurseries, groves, row crops and tropical fruit operations that make South Miami-Dade one of the most productive agricultural areas in Florida. A great deal of that land is assessed under Florida’s agricultural classification, often called greenbelt, which assesses land on its agricultural use value rather than its market value. On land under development pressure, that difference is enormous.

A Lady Bird Deed works perfectly well on agriculturally classified land. Two points deserve planning.

During your lifetime

Nothing should change. You remain the owner of record with an enhanced life estate, you continue the same agricultural use, and the classification rests on that bona fide commercial agricultural use continuing. Recording the deed does not itself end it.

After your death

A change of ownership commonly prompts the Property Appraiser to review whether a classification still applies. The classification follows the use, not the family. If your beneficiaries intend to keep the operation running, they should expect to demonstrate continued good-faith commercial use and may need to reapply. If they intend to stop farming, the assessment will move toward market value and the tax bill will change substantially.

That is not a reason to avoid the deed: probate would produce the same review, and slower. It is a reason to have the conversation with the people who will inherit the land, so the decision about whether to keep farming is made deliberately rather than discovered in a tax bill.

Agricultural classification in Florida is governed by Fla. Stat. § 193.461 and administered by the county Property Appraiser. Application deadlines and continued-use requirements apply; confirm current requirements with the Miami-Dade County Property Appraiser.

Homestead Florida Lady Bird Deed lawyer reviewing agricultural land in the Redland

Minor Children and the Florida Homestead Restriction

In most of our markets this is a footnote. In Homestead, with the youngest population on the site, it belongs near the front.

Article X, Section 4 of the Florida Constitution provides that homestead property cannot be devised when the owner is survived by a minor child. This is a genuine constitutional restriction, not a technicality that careful drafting works around. A Lady Bird Deed on homestead property naming someone other than that minor child can fail at your death, and it fails at precisely the moment the family is relying on it.

What this does and does not mean

  • It applies to homestead. Non-homestead property (a rental, vacant acreage, an investment parcel) is not subject to the same restriction.
  • It is tested at death, not at signing. A deed signed while your children are young may be fine if they are adults when you die, and defective if they are not.
  • It is not a dead end. It means the plan is built around the restriction, which can involve life insurance, a trust, non-homestead assets, or timing.
  • A married owner’s spouse must still join the deed on homestead property, separately from the minor child issue.

If you have children under 18 and you own your Homestead residence, please raise it at the start of the conversation. It is the first thing we need to know, and it changes what we recommend.

Post-Andrew Rebuilds, Open Permits and Recorded Liens

Hurricane Andrew struck South Miami-Dade in 1992, and a very large share of Homestead’s housing stock was rebuilt, replaced or heavily repaired in the years that followed. Much of that work was permitted and closed out properly. Some was not.

A Lady Bird Deed transfers the property as it is. It does not resolve anything, and it does not need to. The deed still works. The consequences arrive later:

  • Open permits surface in a title search when your beneficiaries try to sell or refinance
  • Code enforcement liens recorded against the property follow it to whoever inherits
  • Insurance can be harder to place or renew where work was never inspected
  • Unpermitted structures on acreage (barns, packing sheds, additional dwellings) raise the same issues

If you know of unpermitted work or a permit that was never closed, resolving it during your lifetime is far cheaper and far easier than leaving your children to discover it mid-closing, when they have the least leverage and the most pressure.

Homestead Exemption, Save Our Homes and Spousal Rights

A properly drafted Homestead Lady Bird Deed should not disturb your homestead exemption or your Save Our Homes assessment cap during your lifetime. You retain the enhanced life estate, you remain in possession, and the Miami-Dade Property Appraiser continues to treat you as the owner of record.

One clarification specific to this area: the homestead exemption and an agricultural classification are different things, assessed differently. A single parcel can involve both: a residence with the homestead exemption, plus surrounding acreage under agricultural classification. They are evaluated separately and can change independently.

The Save Our Homes cap does not pass to your beneficiaries. It resets on the change of ownership at death, the same as it would through probate or a trust.

On the constitutional side, 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. A married couple normally signs the Lady Bird Deed together, naming the beneficiaries who take after the second death.

Medicaid and Estate Recovery

Florida’s Medicaid program is required by federal law to seek reimbursement from the estates of recipients aged 55 and over who received long-term care benefits. Florida defines estate narrowly: recovery reaches assets passing through the probate estate, and Florida has not adopted the expanded definition some states use.

Because a Lady Bird Deed moves the property outside probate, it is one of the standard tools for reducing estate recovery exposure on a Florida homestead, and Florida’s constitutional homestead protection points the same direction when the homestead passes to heirs.

The limits, including one specific to this area

  • The deed does not qualify anyone for Medicaid.
  • The five-year look-back applies to transfers of non-homestead assets, which, for a family with both a residence and separate acreage, is a real distinction.
  • Protection depends on the home keeping homestead status and passing to heirs.
  • Non-homestead land does not receive homestead treatment. Keeping it out of the probate estate still helps, but it is not the same shelter.

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; Art. X, § 4, Fla. Const.

Recording a Homestead Lady Bird Deed

Homestead, Florida City and the Redland all record in the Miami-Dade County Official Records, maintained by the Clerk of the Court and Comptroller, the same office serving downtown Miami. The recording counter is at Courthouse East, 22 NW First Street, first floor, Miami, roughly thirty-five miles north. That distance is exactly why most attorneys and title companies use approved e-recording providers, which return the recorded instrument within a day or two without anyone making the drive.

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). Both witnesses must be present and must sign.

Legal descriptions on rural South Dade parcels

Subdivision property uses lot-and-block descriptions referencing recorded plats. Agricultural and rural acreage frequently uses metes and bounds descriptions, sometimes long ones, occasionally with easements or road reservations recorded separately. These must be carried forward exactly as they appear in the last recorded deed. This is the section of the work where rural parcels demand more care than suburban ones, and where a retyped description most often creates a defect.

Recording fees and documentary stamp tax

Recording charges are $10.00 for the first page, $8.50 for each additional page, and $1.00 per name indexed beyond four names. A long metes and bounds description can push a deed to additional pages.

Miami-Dade is the only Florida county with its own documentary stamp rate: $0.60 per $100 of consideration rather than the $0.70 used statewide, plus a $0.45 per $100 surtax on transfers of property other than a single-family residence. For agricultural or vacant land that surtax question is worth confirming with the Clerk.

Whether the tax applies to this deed at all was addressed in Technical Assistance Advisement 20B4-004 (October 16, 2020), in which 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. A Technical Assistance Advisement binds the Department only as to the taxpayer and facts presented.

Sources: Miami-Dade County Clerk of the Court and Comptroller, Official Records; Florida Department of Revenue Technical Assistance Advisement 20B4-004 (Oct. 16, 2020); Fla. Stat. ch. 201; Fla. Stat. § 28.24(13) (statutory service charges); Fla. Stat. §§ 689.01, 695.03.

After a Death: What Your Family Actually Does

  1. Order certified death certificates

    Several copies. Institutions want originals, not photocopies.

  2. Record one against the property

    Recorded in the Miami-Dade Official Records, this publicly establishes that the life estate has ended and the named beneficiaries hold title.

  3. Address the agricultural classification, if there is one

    If the land is classified agricultural and the beneficiaries intend to continue farming, expect to demonstrate continued bona fide use and to deal with the Property Appraiser on reapplication.

  4. Check the manufactured home paperwork, if applicable

    If the home is real property with an RP decal it travels with the land. If it is still titled personal property, it is handled separately through the title system.

  5. Notify the insurer and any lender

    Rural and agricultural property insurance in particular needs to reflect who owns and occupies it.

  6. Apply for their own homestead exemption, if applicable

    Only if a beneficiary makes the property their permanent residence. Your exemption and Save Our Homes cap do not carry over.

What is not on that list: opening a probate case, appointing a personal representative, publishing notice to creditors, or waiting out a claim period for that property.

What a Lady Bird Deed Does Not Do

Common misconceptions, several of which are specific to South Miami-Dade property.
People assume it…Reality
Transfers a mobile homeOnly if the home has been declared real property with an RP decal and you own the land. Otherwise it is titled personal property.
Locks in an agricultural classificationNo. The classification follows continued bona fide agricultural use, and a change of ownership can prompt review.
Works around the minor child restrictionNo. Florida homestead cannot be devised when the owner is survived by a minor child.
Clears open permits or code liensNo. Recorded liens and unresolved permits follow the property to your beneficiaries.
Covers the whole estateOnly the real property described in the deed. Equipment, vehicles and accounts are untouched.
Passes your low assessment to the kidsNo. Save Our Homes resets on the change of ownership at death.
Qualifies you for MedicaidNo. It may reduce estate recovery exposure on a homestead, but it does not create eligibility.

How a Homestead Lady Bird Deed Compares to the Alternatives

General comparison for South Miami-Dade property. Results depend on titling, property type and family circumstances.
OptionAvoids probate?Keep control while living?Typical South Dade drawback
Lady Bird DeedYes, for that propertyYesOnly conveys real property; a mobile home on a rented lot is not covered.
Will onlyNoYesGuarantees a probate case. Slower for a family that may need to keep a farm operating.
Deed the land to the kids nowYesNoYou lose the ability to borrow against or sell your own land, and you forfeit the stepped-up basis.
Revocable living trustYes, if fundedYesHigher cost, but often better where there are minor children, multiple parcels, or a working operation to keep running.
Doing nothingNoYesLeaves a family to clear title while also trying to keep land productive and insured.

For a Homestead owner with minor children, note that the fourth row often beats the first. That is not a reason to skip the conversation. It is the reason to have it. Our breakdown is on the Florida Lady Bird Deed comparison page.

How to Get a Homestead Lady Bird Deed

  1. Determine whether the home is real property

    If it is a manufactured or mobile home, this comes first. Own the land, permanently affixed, DR-402 filed and an RP decal issued, or it is personal property and a deed is not the instrument.

  2. Check for an agricultural classification

    If the land is classified, we discuss what happens to it after your death and whether your beneficiaries intend to continue the use.

  3. Tell us about minor children

    Florida homestead cannot be devised when the owner is survived by a minor child. This determines what we can recommend.

  4. Pull the vesting deed and folio number

    The exact legal description from the last recorded deed, plus the folio from the Property Appraiser. Metes and bounds descriptions are copied precisely, never retyped from memory.

  5. Draft the enhanced life estate reservation

    Reserving your power to sell, convey, mortgage, lease and revoke without the beneficiaries’ consent.

  6. Sign with two witnesses and a notary

    Both witnesses present and signing. A married owner’s spouse joins the deed on homestead property.

  7. Record in the Miami-Dade Official Records

    Usually by e-recording rather than a drive downtown, for $10.00 for the first page and $8.50 per additional page.

START WITH A CONSULTATION

Plain-English Glossary

Enhanced life estate deedThe formal name for a Lady Bird Deed. You keep a life estate plus the power to sell, mortgage or revoke without anyone’s consent.
Real propertyLand and things permanently attached to it. A deed conveys real property, and only real property.
RP decalThe permanent decal showing a manufactured home has been declared real property and is assessed with the land. It does not renew annually.
MH decalThe annual registration decal for a manufactured home that is still titled personal property.
DR-402The Florida Department of Revenue form declaring a mobile home as real property, certified by the Property Appraiser.
Agricultural classificationAssessment of land on its agricultural use value rather than market value, based on bona fide commercial agricultural use. Often called greenbelt.
Metes and boundsA legal description by distances and directions rather than lot and block. Common on rural acreage and easy to get wrong.
RemaindermanA person named in the deed to receive the property at your death. No present interest while you are alive.
Stepped-up basisThe reset of cost basis to date-of-death value, which can eliminate accumulated capital gain for your beneficiaries.
Folio numberMiami-Dade’s parcel identification number, assigned by the Property Appraiser.

Areas We Serve in South Miami-Dade

We prepare Lady Bird Deeds for property throughout Homestead and South Miami-Dade County, including:

  • Downtown Homestead
  • Florida City
  • The Redland
  • Naranja
  • Leisure City
  • Princeton
  • Goulds
  • Silver Palm
  • Keys Gate
  • Malibu Bay
  • Waterstone
  • Portofino
  • Oasis
  • Cutler Bay
  • Palmetto Bay
  • Richmond Heights
  • Perrine
  • South Miami Heights
  • Krome Avenue corridor
  • Card Sound / Upper Keys approach

Work With a Homestead Lady Bird Deed Attorney

Yanitza Schoonover focuses her practice on probate administration and estate planning for Florida families. She helps Homestead and South Miami-Dade owners with:

  • Homestead Lady Bird Deed drafting, execution and recording
  • Planning for manufactured homes and agricultural land
  • Formal and summary probate administration
  • Estate planning where there are minor children


Two questions decide almost everything here: is the home real property, and do you have minor children? Answer those and the right instrument becomes clear. Schedule a consultation and we will tell you plainly whether a Homestead Lady Bird Deed fits, or whether you need something else. Se habla español.

Schedule Your Consultation
Homestead Florida Lady Bird Deed attorney Yanitza Schoonover

Yanitza Schoonover

Homestead Lady Bird Deed Frequently Asked Questions

I live in a mobile home. Can I use a Lady Bird Deed?

It depends entirely on whether the home is real property or personal property, and this is the most important question on this page. A deed conveys real property. A manufactured or mobile home is treated as real property in Florida only when you own the land it sits on, the home is permanently affixed, and it has been declared real property using Florida Department of Revenue form DR-402, certified by the Property Appraiser, with an RP decal obtained from the Tax Collector. If those steps were completed, a Lady Bird Deed on the land carries the home with it. If they were not, the home is still titled personal property with an MH decal and a certificate of title, and a deed does not transfer it.

What if I own the mobile home but rent the lot in a park?

Then the home cannot be real property, because you do not own the underlying land. It remains personal property with a certificate of title, similar to a vehicle. A Lady Bird Deed is not the instrument for it. Transferring it at death is handled through the title system rather than the land records, and the lot lease with the park is a separate matter. This is common in South Miami-Dade and worth getting clear guidance on rather than assuming a deed will cover it.

My land has an agricultural classification. Will a Lady Bird Deed affect it?

The deed itself does not remove a classification, and while you are living and continuing the same bona fide agricultural use nothing should change, because you remain the owner of record with an enhanced life estate. What deserves planning is what happens after your death. A change of ownership commonly prompts the Property Appraiser to review whether the classification still applies, and the classification depends on the land actually being used in good faith for commercial agriculture. If your beneficiaries intend to keep farming, they should understand they may need to reapply and demonstrate continued use. If they intend to stop, the assessment will change substantially.

Is Homestead property recorded differently because it is far from downtown Miami?

No. All Miami-Dade property, including Homestead, Florida City and the Redland, records in the same Miami-Dade County Official Records maintained by the Clerk of the Court and Comptroller. The counter is at Courthouse East, 22 NW First Street in downtown Miami, roughly thirty-five miles from Homestead. This is one reason most attorneys and title companies use approved e-recording providers, which return the recorded instrument in a day or two without anyone driving north.

Our house was rebuilt after Hurricane Andrew. Does that matter?

It does not affect whether a Lady Bird Deed works, but it can matter to your beneficiaries. A great deal of Homestead housing was rebuilt or heavily repaired after 1992, and some of that work was permitted properly while some was not. Open permits and unresolved code enforcement matters surface later, when your beneficiaries try to sell, refinance or insure the property, and recorded code liens follow the property to them. If you know of unpermitted work or an open permit, it is far cheaper to resolve while you are alive.

Homestead has a much younger population. Is a Lady Bird Deed still worth doing?

Yes, and arguably more so. Only 8.5% of Homestead residents are 65 or older, which means most owners here are building rather than winding down. That is exactly when a plan is cheapest to put in place and least likely to be contested. It is also when families are most likely to have minor children, which is the one situation where Florida homestead law restricts what a Lady Bird Deed can do, so it deserves a proper look rather than a form.

I have minor children. Can I still use a Lady Bird Deed?

This needs care. Article X, Section 4 of the Florida Constitution provides that homestead cannot be devised when the owner is survived by a minor child. A Lady Bird Deed naming someone other than that child can fail at your death, and the failure is discovered at the worst possible time. Given that Homestead has one of the youngest populations in Miami-Dade, this comes up here more than in most of our markets. It does not mean nothing can be done. It means the plan has to be built around the restriction rather than ignoring it.

Will a Homestead Lady Bird Deed affect my homestead exemption?

A properly drafted deed should not affect your homestead exemption or your Save Our Homes assessment cap during your lifetime. You retain an enhanced life estate, you remain in possession, and the Miami-Dade Property Appraiser continues to treat you as the owner of record. Note that the homestead exemption and an agricultural classification are different things assessed differently, and a parcel can involve both a residence and classified agricultural land.

Can I use a Lady Bird Deed on land with no house on it?

Yes. A Lady Bird Deed works on vacant land, farmland and acreage just as it does on a house, and it will keep that parcel out of probate the same way. Two differences matter: vacant and non-homestead land does not carry Florida homestead creditor protection, and it is not shielded from Medicaid estate recovery by homestead status, only by staying out of the probate estate.

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 remains in your gross estate at death, which normally produces a stepped-up cost basis. For South Miami-Dade land that has appreciated substantially since the 1990s, that step-up can be significant. Confirm the treatment for your situation with a tax advisor, particularly where agricultural land is involved.

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

Yes. You can sell the property, refinance it, lease it, add or remove beneficiaries, or revoke the deed entirely without the consent of the people named to receive it. A new deed is prepared and recorded to make the change effective. For a younger owner whose family circumstances may change considerably over coming decades, that flexibility is a significant advantage over any arrangement that gives away an interest today.

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

We also assist owners in nearby Miami-Dade markets including Kendall, Miami, Hialeah, Doral, Miami Beach, and Miramar. 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. Manufactured home classification, agricultural classification, homestead and Medicaid rules apply differently to different properties and families, and current requirements should be confirmed with the Miami-Dade County Property Appraiser and Tax Collector. Recording locations, fees, tax rates and court procedures described here were accurate as of August 2026 and should be confirmed with the Miami-Dade County Clerk of the Court and Comptroller 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.