By State

• Alabama
• Alaska
• Arizona
• Arkansas
• California
• Colorado
• Connecticut
• Delaware
• Florida
• Georgia
• Hawaii
• Idaho
• Illinois
• Indiana
• Iowa
• Kansas
• Kentucky
• Louisiana
• Maine
• Maryland
• Massachusetts
• Michigan
• Minnesota
• Mississippi
• Missouri
• Montana
• Nebraska
• Nevada
• New Hampshire
• New Jersey
• New Mexico
• New York
• North Carolina
• North Dakota
• Ohio
• Oklahoma
• Oregon
• Pennsylvania
• Rhode Island
• South Carolina
• South Dakota
• Tennessee
• Texas
• Utah
• Vermont
• Virginia
• Washington
• West Virginia
• Wisconsin
• Wyoming

 

What Is a Transfer on Death Deed?

A transfer on death deed allows real estate to pass directly to a named beneficiary when the owner (grantor) dies. It has no effect during the owner’s lifetime and can be revoked by recording a new TOD deed or a revocation form.

TOD deeds are permitted in 29 U.S. states. While the specific requirements vary by state, the overall purpose is for grantors who want a simple and affordable way to pass on their property.

Notes on Taxes and Liabilities

• Property Taxes: The beneficiary is not responsible until ownership transfers after death.
• Liens & Debts: Remain with the property, which the beneficiary must resolve.
• Transfer Taxes: Varies by state—some jurisdictions exempt TODDs from transfer taxes.

Key Benefits of a TOD Deed

• Avoids Probate: Upon the owner’s death, the property automatically transfers to the named beneficiary, saving time and legal costs.
• Retains Control: The grantor keeps full rights to the property while alive.
• Revocable: The deed can be revoked or amended at any time before the owner’s death.
• Simple and Cost-Effective: Less expensive than creating a revocable trust.

Potential Drawbacks

• Liens and Debts Transfer: Mortgages, liens, or other encumbrances remain with the property after death and become the beneficiary’s responsibility.
• Not Ideal for Complex Estates: TODDs may not be suitable for individuals with multi-state properties or complicated estate plans.
• Joint Ownership Limitations: In cases of jointly owned property, state laws or survivorship rules may override a TOD designation.

 

When to Use a Transfer on Death Deed

TOD deeds are ideal for:

• Homeowners with limited assets who want to transfer their home easily without setting up a full trust.
• Individuals seeking to avoid probate and save on legal fees.
• Those who want flexibility in changing the property or their estate plan without affecting ownership while alive.

 

Alternatives in Non-TOD States

Currently, 19 states do not allow TOD deeds:
Alabama, Connecticut, Delaware, Florida, Georgia, Idaho, Iowa, Kentucky, Louisiana, Maryland, Massachusetts, Michigan, New Hampshire, New Jersey, North Carolina, Pennsylvania, Rhode Island, South Carolina, and Tennessee.

Note: Ohio now uses a “transfer on death designation affidavit.” Florida and Michigan allow similar transfers using a “Lady Bird Deed.” Some states, such as Vermont, use enhanced life estate deeds.

If your state doesn’t permit TOD deeds, consider:

• Revocable Living Trust – Offers flexibility and avoids probate for multiple properties or complex estates.
• Joint Tenancy / Tenancy by the Entirety – Automatically transfers property to co-owner upon death (common for spouses).
• Small Estate Affidavit – May allow for simplified property transfer under a specific value, after death.

 

Step-by-Step Guide to File a TOD Deed

1. Download the State-Specific Form

Each state has its own version of the TOD deed. Be sure to use the correct one for your property’s location.

 

2. Complete the Deed

Include:

• Full names, marital status, and mailing addresses of the grantor and beneficiary
  Legal property description (not just the street address)
• Alternate beneficiary, if desired

 

3. Sign the Deed

Check your state’s requirements:

• Most require notarization
• Some allow two witnesses instead
• The beneficiary’s signature is typically not required

 

4. Record the Deed

Take the completed and signed deed to the county clerk or recorder’s office where the property is located. Pay the filing fee. Once recorded, the TOD deed is valid, although no ownership change occurs until the owner’s death.

 

Revoking or Changing a TOD Deed

You can revoke or replace a TOD deed at any time while alive by:

• Filing a revocation form
• Recording a new TOD deed for the same property
• Transferring the property using another deed type (e.g., quitclaim or warranty deed), explicitly revoking the previous TOD

A will cannot override or revoke a TOD deed—revocation must happen before death.

 

Recording Information (All States)

Alabama	No	N/A
Alaska	Yes (Alaska Stat. Ann. §§ 13.48.010-13.48.195)	Before transferor’s death. (§ 13.48.050(4))
Arizona	Yes; known as a “beneficiary deed” (A.R.S. § 33-405)	Before transferor’s death. (A.R.S. § 33-405(E))
Arkansas	Yes; known as a “beneficiary deed” (Ark. Code Ann. § 18-12-608)	Before transferor’s death. (Ark. Code Ann. § 18-12-608(c)(1))
California	Yes (Cal. Prob. Code §§ 5600 to 5698)	On or before 60 days after deed was notarized. (Cal. Prob. Code § 5626)
Colorado	Yes; known as a “beneficiary deed” (Colo. Rev. Stat. Ann. §§ 15-15-401 to 15-15-415)	Before transferor’s death. (Colo. Rev. Stat. Ann. § 15-15-404)
Connecticut	No	N/A
Delaware	No	N/A
Florida	No	N/A
Georgia	No	N/A
Hawaii	Yes (HRS §§ 527-1 to 527-17)	Before transferor’s death. (HRS § 527-9)
Idaho	No	N/A
Illinois	Yes; known as a “transfer on death instrument” (TODI) (755 ILCS 27/1 to 27/95)	Before transferor’s death. (755 ILCS 27/40(a)(3))
Indiana	Yes (Ind. Code § 32-17-14-11)	Before transferor’s death. (Ind. Code § 32-17-14-11(a), (b))
Iowa	No	N/A
Kansas	Yes (K.S.A. 59-3501 to 59-3507)	Before transferor’s death. (K.S.A. 59-3502)
Kentucky	No	N/A
Louisiana	No	N/A
Maine	Yes (18-C M.R.S.A. §§ 6-401 to 6-420)	Before transferor’s death. (18-C M.R.S.A. § 6-409)
Maryland	No	N/A
Massachusetts	No	N/A
Michigan	No	N/A
Minnesota	Yes (Minn. Stat. Ann. § 507.071)	Before transferor’s death. (Minn. Stat. Ann. § 507.071, subd. 8)
Mississippi	Yes (Miss. Code Ann. §§ 91-27-1 to 91-27-37)	Before transferor’s death. (Miss. Code Ann. § 91-27-17(3))
Missouri	Yes; also known as a beneficiary deed (§ 461.025, RSMo)	Before transferor’s death. (§ 461.025, RSMo)
Montana	Yes (Mont. Code Ann. §§ 72-6-401 to 72-6-418)	Before transferor’s death. (Mont. Code Ann. § 72-6-408)
Nebraska	Yes (Neb. Rev. St. §§ 76-3401 to 76-3423)	Within 30 days of being executed, and before transferor’s death. (Neb. Rev. St. § 76-3410(a)(4))
Nevada	Yes; known as a “deed upon death” (NRS 111.655 to 111.699)	Before transferor’s death. (NRS 111.681)
New Hampshire	No	N/A
New Jersey	No	N/A
New Mexico	Yes (NMSA 1978, §§ 45-6-401 to 45-6-417)	Before transferor’s death. (NMSA 1978, § 45-6-409)
New York	Yes (NYRPL § 424)	Before transferor’s death. (NYRPL § 424(7))
North Carolina	No	N/A
North Dakota	Yes (N.D.C.C. §§ 30.1-32.1-01 to 30.1-32.1-14)	Before transferor’s death. (N.D.C.C. § 30.1-32.1-06(4))
Ohio	Ohio no longer authorizes TODDs by statute but instead authorizes a transfer on death designation affidavit that alleviates some flaws of TODDs. TODDs executed and recorded before Dec. 28, 2009 remain valid. (Ohio R.C. 5302.22 to 5302.24)	Before transferor’s death. (Ohio R.C. 5302.22(F))
Oklahoma	Yes (Okla. Stat. tit. 58, §§ 1251 to 1258)	Before transferor’s death. (Okla. Stat. Ann. tit. 58, § 1253)
Oregon	Yes (Or. Rev. Stat. §§ 93.948 to 93.985)	Before transferor’s death. (Or. Rev. Stat. § 93.961(1)(d))
Pennsylvania	No	N/A
Rhode Island	No	N/A
South Carolina	No	N/A
South Dakota	Yes (SDCL 29A-6-401 to 29A-6-435)	Before transferor’s death. (SDCL 29A-6-408)
Tennessee	No	N/A
Texas	Yes (Tex. Est. Code Ann. §§ 114.001 to 114.106)	Before transferor’s death. (Tex. Est. Code Ann. § 114.055(3))
Utah	Yes (Utah Code §§ 75-6-401 to 75-6-419)	Before transferor’s death. (Utah Code § 75-6-409(3))
Vermont	No, but has statutory enhanced life estate deed, under Enhanced Life Estate Deed Act. (27 V.S.A. §§ 651 to 660)	N/A
Virginia	Yes (Va. Code Ann. §§ 64.2-621 to 64.2-638)	Before transferor’s death. (Va. Code Ann. § 64.2-628)
Washington	Yes (RCW 64.80.010 to 64.80.904)	Before transferor’s death. (RCW 64.80.060)
Washington D.C.	Yes (D.C. Code §§ 19-604.01 to 19-604.19)	Before transferor’s death. (D.C. Code § 19-604.09(c))
West Virginia	Yes (Va. Code §§ 36-12-1 to 36-12-17)	Before transferor’s death. (Va. Code § 36-12-9)
Wisconsin	Yes (Wis. Stat. § 705.15)	For property with one owner, before the death of the sole owner and for property with multiple owners, before the death of last surviving owner. (Wis. Stat. § 705.15(2)(c))
Wyoming	Yes (Wyo. Stat. Ann. §§ 2-18-101 to 2-18-106)	Before transferor’s death. (Wyo. Stat. Ann. § 2-18-103(e))