Enhanced Life Estate Deed (Lady Bird Deed) Template

What Is the Enhanced Life Estate Deed?

An enhanced life estate deed (commonly called a Lady Bird deed) gives your property to chosen beneficiaries while reserving your absolute right to change your mind. Unlike traditional life estates, you don't need beneficiary consent to sell, refinance, or revoke the transfer. You control everything until you die.

When you die, the property transfers automatically to your named beneficiaries outside probate. They receive a stepped-up tax basis equal to the property's date-of-death value, which can save tens of thousands in capital gains taxes. In most states, the transfer also protects the property from Medicaid estate recovery claims.

 

 

Is This Enhanced Life Estate Deed Right for You?

You need this deed if you're:

• Planning to leave property to children or heirs
• Concerned about avoiding probate delays and costs
• Wanting to preserve capital gains tax benefits
• Over 55 and planning for potential Medicaid eligibility
• Needing flexibility to sell or mortgage later
• Transferring a primary residence to family members

You definitely need this deed if:

• Your estate would trigger probate without planning
• You might need nursing home care in the next decade
• Your property has appreciated significantly since purchase
• You want heirs to inherit immediately upon death
• Your state recognizes enhanced life estate deeds

 

 

Why Thousands Trust Legal GPS Templates

Save Money: Attorney fees for life estate deeds run $800-$2,500. This template costs $35.

Save Time: Download instantly and complete in under an hour. No scheduling, no waiting.

Look Professional: Attorney-quality language that county recorders and title companies accept without question.

Keeps You Out of Court: Comprehensive retained powers protect your control rights. Detailed distribution options prevent beneficiary disputes. Clear creditor protection provisions shield the property from improper claims during your lifetime.

 

 

 

Get Protected in 3 Simple Steps

Step 1: Secure Checkout

Purchase and instantly download your enhanced life estate deed template in Microsoft Word format.

Step 2: Instant Download

Open the template and follow the bracketed instructions to customize it for your property and beneficiaries.

Step 3: Fill In the Highlighted Fields

Complete the blanks, have it notarized, and record it at your county recorder's office to make it official.

 

Frequently Asked Questions

Can I use this template multiple times?

Yes. After purchasing, you can reuse the template for multiple properties you own. Most people execute one deed per property, but you can transfer multiple properties to the same beneficiaries using separate deeds.

Is this contract legally binding?

Yes. Once properly executed, notarized, and recorded, this enhanced life estate deed creates a legally binding transfer of the remainder interest. However, you retain complete power to revoke or modify it during your lifetime.

What's the difference between this and a regular life estate deed?

Regular life estate deeds require beneficiary consent to sell, mortgage, or revoke. Enhanced life estates (Lady Bird deeds) let you act unilaterally—you never need permission from beneficiaries. You control the property as if you owned it outright, but beneficiaries inherit automatically when you die.

Does this work in all states?

Enhanced life estate deeds are recognized in most states, including Florida, Texas, Michigan, Vermont, and West Virginia. A few states don't explicitly authorize them but generally accept them under common law principles. Check your state's recording requirements and consider consulting local counsel if uncertain.

What happens if I want to sell the property later?

You can sell anytime without beneficiary consent. When you sell, the buyer receives clear title, and the beneficiaries' future interest is automatically extinguished. You keep all sale proceeds. This flexibility is the primary advantage of enhanced life estates.

Will this affect my property taxes or homestead exemption?

No in most states. Because you retain complete control and the right to revoke, the transfer typically doesn't trigger property tax reassessment. You continue receiving all homestead exemptions, senior exemptions, or other benefits you currently enjoy.