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|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
AL | Alabama | Neither instrument | unclear | unclear | No statute, reported case, title standard or Medicaid rule found. Searched Alabama Medicaid Admin. Code ch. 560-X-33 and web searches for Alabama enhanced life estate authority; only practitioner pages, which disagree. | no | null | null | null | A revocable trust is the usual tool. No authority for a lady bird deed and no transfer on death deed statute were found. | probate_only | unclear | null | 2026-09-23 | https://admincode.legislature.state.al.us/api/chapter/560-X-33; https://www.medicaid.gov/State-resource-center/Medicaid-State-Plan-Amendments/Downloads/AL/AL-11-002-Att.pdf; https://law.onecle.com/alabama/title-19/19-3B-505.html; https://alison.legislature.state.al.us/files/pdf/SearchableInstruments/2025RS/SB106-eng.pd... | medium |
AK | Alaska | Transfer on death deed | unclear | unclear | No statute, reported case or Medicaid rule found; searched Alaska statutes and 7 AAC 160 and web searches for Alaska enhanced life estate authority (only secondary pages, which say it is not recognized). | yes | AS 13.48.010 to 13.48.195 (Uniform Real Property Transfer on Death Act) | 2014-07-21 | yes | The state's transfer on death deed statute. No authority for a lady bird deed was found there. | probate_only | unclear | reachable | 2026-09-23 | https://www.akleg.gov/basis/statutes.asp?media=print&secStart=47.07.055&secEnd=47.07.055; https://www.akleg.gov/basis/aac.asp?media=print&secStart=7.160.210&secEnd=7.160.250; https://www.akleg.gov/basis/aac.asp?media=print&secStart=7.160.990&secEnd=7.160.990; https://www.akleg.gov/basis/statutes.asp?media=print&secStar... | high |
AZ | Arizona | Beneficiary deed | unclear | unclear | No Arizona statute, reported case or AHCCCS rule recognizing an enhanced life estate deed was found. A web search returned only practitioner pages that conflict with each other. Sec. 33-405(H) preserves other lawful methods of postponing enjoyment until death but does not describe this deed. | yes | A.R.S. Sec. 33-405 (beneficiary deed) | 2001-08-09 | no | The state's beneficiary deed statute. No authority for a lady bird deed was found there. | probate_only | unclear | unclear | 2026-09-23 | https://www.azleg.gov/ars/36/02935.htm; https://www.azleg.gov/ars/36/02956.htm; https://www.azleg.gov/ars/14/01201.htm; https://www.azleg.gov/ars/14/06102.htm; https://www.azleg.gov/ars/14/10505.htm; https://www.azleg.gov/ars/33/00405.htm; https://www.azleg.gov/legtext/45leg/1r/laws/0112.pdf; https://www.azleg.gov/legt... | medium |
AR | Arkansas | Beneficiary deed | unclear | unclear | No Arkansas statute, reported case or DHS rule recognizing an enhanced life estate deed was found. The Medicaid resource rule (20 CAR Sec. 502-427(c)) covers ordinary life estates only; Sec. 18-12-608(f)(1) preserves other deferred-enjoyment conveyances but does not name this one. Web searches returned only secondary p... | yes | Ark. Code Ann. Sec. 18-12-608 (beneficiary deed) | 2005-08-12 | no | The state's beneficiary deed statute. No authority for a lady bird deed was found there. | probate_only | unclear | not_reachable | 2026-09-23 | https://codes.findlaw.com/ar/title-20-public-health-and-welfare/ar-code-sect-20-76-436/; https://codes.findlaw.com/ar/title-18-property/ar-code-sect-18-12-608/; https://www.arkleg.state.ar.us/Home/FTPDocument?path=%2FACTS%2F2021R%2FPublic%2FACT570.pdf; https://www.arkleg.state.ar.us/Home/FTPDocument?path=%2FACTS%2F2005... | medium |
CA | California | Transfer on death deed | unclear | agency_rule | No statute or reported case found. The Medi-Cal regulation 22 CCR Sec. 50961(i) addresses a decedent who held a life estate and made a revocable transfer of the remainder (treating it as full ownership for pre-2017 recovery). Prob. Code Sec. 5602 preserves other lawful methods of postponing enjoyment until death. Web s... | yes | Cal. Prob. Code Sec. 5600 to 5698 (revocable transfer on death deed) | 2016-01-01 | no | The state's transfer on death deed statute. No authority for a lady bird deed was found there. | probate_only | not_reachable | unclear | 2026-09-23 | https://california.public.law/codes/welfare_and_institutions_code_section_14009.5; https://leginfo.legislature.ca.gov/faces/billNavClient.xhtml?bill_id=201520160SB833; https://web.archive.org/web/20260801174217id_/https://www.dhcs.ca.gov/services/estate-recovery-program/; https://web.archive.org/web/2024id_/https://www... | medium |
CO | Colorado | Beneficiary deed | unclear | unclear | No Colorado statute, reported case or HCPF rule found recognizing an enhanced life estate deed. Searched the web for Colorado enhanced life estate and lady bird deed; only secondary sites and Q and A forums came up, which say Colorado does not use it. | yes | C.R.S. Sec. 15-15-401 to 15-15-415 (beneficiary deed) | 2004-08-04 | no | The state's beneficiary deed statute. No authority for a lady bird deed was found there. | expanded_partial | unclear | reachable | 2026-09-23 | https://colorado.public.law/statutes/crs_25.5-4-302; https://colorado.public.law/statutes/crs_15-15-103; https://colorado.public.law/statutes/crs_15-15-401; https://colorado.public.law/statutes/crs_15-15-402; https://colorado.public.law/statutes/crs_15-15-407; https://www.law.cornell.edu/regulations/colorado/10-CCR-250... | medium |
CT | Connecticut | Neither instrument | unclear | unclear | No Connecticut statute, reported case or DSS rule found. Searched the web for Connecticut enhanced life estate and lady bird deed; only form sellers, Q and A forums and secondary sites came up, most saying Connecticut does not use it. | no | null | null | null | A revocable trust is the usual tool. No authority for a lady bird deed and no transfer on death deed statute were found. | expanded_partial | unclear | null | 2026-09-23 | https://www.cga.ct.gov/current/pub/chap_319s.htm; https://www.cga.ct.gov/current/pub/chap_802c.htm; https://www.cga.ct.gov/current/pub/chap_802b.htm; https://www.cga.ct.gov/current/pub/chap_319v.htm; https://portal.ct.gov/-/media/departments-and-agencies/dss/upms/upm7---benefit-error-recovery/7525_10.doc; https://www.c... | high |
DE | Delaware | Transfer on death deed | unclear | unclear | No Delaware statute, reported case or DMMA rule found. Searched the web for Delaware enhanced life estate and lady bird deed; only secondary sites and form sellers came up, which say Delaware does not recognize it. | yes | 25 Del. C. Sec. 201 to 220 (Uniform Real Property Transfer on Death Act), 85 Del. Laws c. 212 (H.B. 147 substitute) | 2025-12-04 | yes | The state's transfer on death deed statute. No authority for a lady bird deed was found there. | probate_only | unclear | unclear | 2026-09-23 | https://delcode.delaware.gov/title25/c050/index.html; https://delcode.delaware.gov/title12/c019/index.html; https://delcode.delaware.gov/title25/c002/index.html; https://legis.delaware.gov/SessionLaws/Chapter?id=42374; https://delcode.delaware.gov/title12/c035/sc03/index.html; https://www.law.cornell.edu/regulations/de... | high |
DC | District of Columbia | Transfer on death deed | unclear | unclear | No D.C. statute, reported case, title standard or DHCF rule recognizing an enhanced life estate deed was found. Searched the web for D.C. life estate deeds with retained power to sell; results were secondary pages only. | yes | D.C. Code Sec. 19-604.01 to 19-604.19 (Uniform Real Property Transfer on Death Act) | 2013-03-19 | yes | The state's transfer on death deed statute. No authority for a lady bird deed was found there. | probate_only | unclear | reachable | 2026-09-23 | https://www.dcregs.dc.gov/Common/DCMR/RuleList.aspx?ChapterNum=29-67; https://www.dcregs.dc.gov/Common/DCMR/RuleList.aspx?DownloadFile=9070555F-0000-CF51-B122-7A0CD10490D6; https://www.dcregs.dc.gov/Common/DCMR/RuleList.aspx?DownloadFile=8070555F-0000-C91C-8849-5AC48E320006; https://www.dcregs.dc.gov/Common/DCMR/RuleLi... | high |
FL | Florida | Lady bird deed (enhanced life estate deed) | yes | case_law | Common law: Oglesby v. Lee, 73 Fla. 39, 73 So. 840 (Fla. 1917) (deed reserving to grantor the right to resell held effective); Florida Bar Uniform Title Standards 6.10 to 6.12; DCF ESS Program Policy Manual 1640.0613.01 treats a lady bird deed or life estate with powers as no transfer. No statute creates the deed. | no | null | null | null | A lady bird deed. Florida has no transfer on death deed statute, so a TOD form from another state does nothing here. | probate_only | not_reachable | null | 2026-09-28 | http://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0400-0499/0409/Sections/0409.9101.html; http://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0700-0799/0733/Sections/0733.707.html; http://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0700-0799/0736/S... | high |
GA | Georgia | Transfer on death deed | unclear | unclear | No Georgia statute or reported case recognizing a life estate deed with a retained power to sell without the remainder's consent was found. The DFCS ABD Medicaid Manual 2322 says 'some states allow life estates with powers' and counts such a life estate at full equity value, but does not say Georgia recognizes it. | yes | O.C.G.A. Sec. 44-17-1 to 44-17-7 | 2024-07-01 | no | The state's transfer on death deed statute. No authority for a lady bird deed was found there. | expanded | reachable | unclear | 2026-09-23 | https://codes.findlaw.com/ga/title-49-social-services/ga-code-sect-49-4-147-1/; https://www.law.cornell.edu/regulations/georgia/Ga-Comp-R-Regs-R-111-3-8-.01; https://www.law.cornell.edu/regulations/georgia/Ga-Comp-R-Regs-R-111-3-8-.02; https://www.law.cornell.edu/regulations/georgia/Ga-Comp-R-Regs-R-111-3-8-.03; https:... | medium |
HI | Hawaii | Transfer on death deed | unclear | none | No statute, reported case or Med-QUEST rule found; searched HRS ch. 346, HAR 17-1705 and web for Hawaii enhanced life estate or lady bird deed authority (only practitioner and form-vendor pages). | yes | HRS ch. 527 (Uniform Real Property Transfer on Death Act) | 2011-07-01 | yes | The state's transfer on death deed statute. No authority for a lady bird deed was found there. | probate_only | unclear | reachable | 2026-09-23 | https://data.capitol.hawaii.gov/hrscurrent/Vol07_Ch0346-0398/HRS0346/HRS_0346-0037.htm; https://data.capitol.hawaii.gov/hrscurrent/Vol07_Ch0346-0398/HRS0346/HRS_0346-0001.htm; https://data.capitol.hawaii.gov/hrscurrent/Vol07_Ch0346-0398/HRS0346/HRS_0346-0029_0005.htm; https://humanservices.hawaii.gov/wp-content/uploads... | high |
ID | Idaho | Neither instrument | unclear | none | No Idaho statute, reported case or Medicaid rule found; searched Idaho Code 56-218, IDAPA 16.03.26 estate recovery rules, the Idaho state plan addendum and web for Idaho enhanced life estate or lady bird deed authority (only national secondary lists). | no | null | null | null | A revocable trust is the usual tool. No authority for a lady bird deed and no transfer on death deed statute were found. | expanded | reachable | null | 2026-09-23 | https://web.archive.org/web/20260309114344id_/https://legislature.idaho.gov/statutesrules/idstat/Title56/T56CH2/SECT56-218/; https://web.archive.org/web/2026id_/https://legislature.idaho.gov/statutesrules/idstat/Title56/T56CH2/SECT56-218A/; https://www.law.cornell.edu/regulations/idaho/IDAPA-16.03.26.981;https://www.la... | high |
IL | Illinois | Transfer on death deed | unclear | unclear | No Illinois statute, reported case or HFS/IDHS rule recognizing an enhanced life estate deed was found. IDHS PM 07-02-14 addresses ordinary life estates only. Web search returned only form vendors and law firm pages. | yes | 755 ILCS 27 (Real Property Transfer on Death Instrument Act) | 2012-01-01 | yes | The state's transfer on death deed statute. No authority for a lady bird deed was found there. | probate_only | unclear | reachable | 2026-09-23 | https://web.archive.org/web/20260327085041/https://ilga.gov/documents/legislation/ilcs/documents/030500050K5-13.htm; https://www.law.cornell.edu/regulations/illinois/Ill-Admin-Code-tit-89-SS-102.200; https://www.law.cornell.edu/regulations/illinois/Ill-Admin-Code-tit-89-SS-102.210; https://web.archive.org/web/202601142... | high |
IN | Indiana | Transfer on death deed | unclear | unclear | No Indiana statute, reported case or FSSA rule recognizing a life estate deed with a retained power to sell without the remainder's consent was found. Searches returned only law firm and form pages. | yes | Ind. Code 32-17-14 (Transfer on Death Property Act), Sec. 32-17-14-11 | 2009-07-01 | no | The state's transfer on death deed statute. No authority for a lady bird deed was found there. | expanded | unclear | reachable | 2026-09-23 | https://codes.findlaw.com/in/title-12-human-services/in-code-sect-12-15-9-0-5.html; https://codes.findlaw.com/in/title-12-human-services/in-code-sect-12-15-9-1.html; https://codes.findlaw.com/in/title-12-human-services/in-code-sect-12-15-9-2.html; https://codes.findlaw.com/in/title-12-human-services/in-code-sect-12-15-... | medium |
IA | Iowa | Neither instrument | no | court_declined | King v. Smith, No. 20-0137 (Iowa Ct. App. June 16, 2021): Iowa is not one of the few states that have recognized enhanced life estate deeds. No Iowa statute, reported case or HHS rule recognizing a life estate deed with a retained power to sell without the remainder's consent was found. Searches returned only law firm ... | no | null | null | null | A revocable trust or a will. An Iowa court has said the state does not recognize the lady bird deed, and Iowa has no transfer on death deed statute. | expanded | reachable | null | 2026-10-07 | https://www.legis.iowa.gov/docs/code/249A.53.pdf; https://www.legis.iowa.gov/docs/code/561.19.pdf; https://www.legis.iowa.gov/docs/iac/rule/441.75.28.pdf; https://www.legis.iowa.gov/docs/code/633D.1.pdf; https://www.legis.iowa.gov/legislation/billTracking/billHistory?billName=HF%202422&ga=91; https://hhs.iowa.gov/medic... | high |
KS | Kansas | Transfer on death deed | unclear | unclear | No Kansas statute, reported case or KDHE rule found recognizing a life estate with retained power to convey; searched web for Kansas enhanced life estate / lady bird deed (only secondary sources). | yes | K.S.A. 59-3501 to 59-3507 | 1997-07-01 | no | The state's transfer on death deed statute. No authority for a lady bird deed was found there. | expanded | reachable | reachable | 2026-09-23 | https://www.ksrevisor.gov/statutes/chapters/ch39/039_007_0009.html; https://www.ksrevisor.gov/statutes/chapters/ch59/059_035_0001.html; https://www.ksrevisor.gov/statutes/chapters/ch59/059_035_0004.html; https://www.ksrevisor.gov/statutes/chapters/ch59/059_035_0007.html; https://www.ksrevisor.gov/statutes/ksa_ch59.html... | high |
KY | Kentucky | Neither instrument | unclear | unclear | No Kentucky statute, reported case or DMS rule found recognizing a life estate with retained power to convey without remainder consent; searched web for Kentucky enhanced life estate / power to sell life estate deeds (only practitioner and form sites). | no | null | null | null | A revocable trust is the usual tool. No authority for a lady bird deed and no transfer on death deed statute were found. | expanded | reachable | null | 2026-09-23 | https://apps.legislature.ky.gov/law/kar/titles/907/001/585/; https://apps.legislature.ky.gov/record/24rs/hb50.html; https://apps.legislature.ky.gov/record/26rs/sb34.html | high |
LA | Louisiana | Neither instrument | unclear | unclear | No lady bird deed as such. La. Civ. Code art. 568 lets a usufructuary alienate nonconsumable things if the right is expressly granted, a civil law analog; whether it is used with a reserved usufruct on donation of the home was not verified from primary sources. | no | null | null | null | A revocable trust is the usual tool. No authority for a lady bird deed and no transfer on death deed statute were found. | probate_only | not_reachable | null | 2026-09-23 | https://www.legis.la.gov/Legis/LawPrint.aspx?d=207161; https://www.law.cornell.edu/regulations/louisiana/La-Admin-Code-tit-50-SS-I-8101; https://www.law.cornell.edu/regulations/louisiana/La-Admin-Code-tit-50-SS-I-8103; https://www.law.cornell.edu/regulations/louisiana/La-Admin-Code-tit-50-SS-I-8105; https://www.legis.l... | high |
ME | Maine | Transfer on death deed | unclear | unclear | No Maine statute, reported case or MaineCare rule found recognizing a life estate with retained power to convey; searched web for Maine enhanced life estate / lady bird deed (secondary sources only). | yes | 18-C M.R.S. Sec. 6-401 to 6-420 | 2019-09-01 | yes | The state's transfer on death deed statute. No authority for a lady bird deed was found there. | expanded_partial | reachable | reachable | 2026-09-23 | https://legislature.maine.gov/statutes/22/title22sec14.html; https://www.maine.gov/sos/sites/maine.gov.sos/files/content/assets/c7s005.docx; https://legislature.maine.gov/statutes/18-C/title18-Cch6sec0.html; https://legislature.maine.gov/statutes/18-C/title18-Csec6-401.html; https://legislature.maine.gov/statutes/18-C/... | high |
MD | Maryland | Lady bird deed (enhanced life estate deed); Transfer on death deed | yes | case_law | Berrett v. Standard Fire Ins. Co., 166 Md. App. 321 (2005) (a life estate may be created with a power in the life tenant to dispose of the property; the remainder is then defeasible), citing Burke v. Burke, 204 Md. 637 (1954); 2026 Md. Laws ch. 750/751 Sec. 2 refers to 'existing law governing life estates with powers o... | yes | Md. Code, Real Prop. Sec. 14-1001 to 14-1014 (Maryland Transfer-on-Death Deed Act); Est. & Trusts Sec. 1-402 | 2026-10-01 | yes | Either instrument has authority. The transfer on death deed is statutory and carries its own rules, so a lawyer licensed there should pick. | probate_only | unclear | unclear | 2026-09-23 | https://mgaleg.maryland.gov/mgawebsite/Laws/StatuteText?article=ghg§ion=15-121&enactments=false; https://dsd.maryland.gov/regulations/Pages/10.09.24.15.aspx; https://www.law.cornell.edu/regulations/maryland/COMAR-10-09-24-15; https://health.maryland.gov/mmcp/Medicaid%20Manual/Section%201500%20-Liens.pdf; https://mg... | high |
MA | Massachusetts | Neither instrument | unclear | unclear | No primary authority found. Searched for Massachusetts statutes, cases and MassHealth rules on life estate deeds with a retained power to sell; only practitioner pages were found, which say MassHealth treats such a reserved power like a revocable trust for eligibility (130 CMR 520.022 counts revocable trust assets), no... | no | null | null | null | A revocable trust is the usual tool. No authority for a lady bird deed and no transfer on death deed statute were found. | probate_only | unclear | null | 2026-09-23 | https://codes.findlaw.com/ma/part-i-administration-of-the-government-ch-1-182/ma-gen-laws-ch-118e-sect-31/; https://www.law.cornell.edu/regulations/massachusetts/130-CMR-515-011; https://www.law.cornell.edu/regulations/massachusetts/130-CMR-520-022; https://codes.findlaw.com/ma/part-ii-real-and-personal-property-and-do... | medium |
MI | Michigan | Lady bird deed (enhanced life estate deed) | yes | case_law | Bill & Dena Brown Trust v. Garcia, 312 Mich. App. 684, 880 N.W.2d 269 (2015) (published; a lady bird deed upheld against an undue-influence challenge; its footnote 2 definition is quoted by 96 later opinions). No statute creates it. In re Rasmer Estate, 501 Mich 18 (2017), n. 18 (describing Lady Bird deeds as a probate... | no | null | null | null | A lady bird deed, on the authority shown. The state has no transfer on death deed statute. | probate_only | not_reachable | null | 2026-10-07 | https://codes.findlaw.com/mi/chapter-400-social-services/mi-comp-laws-400-112g.html; https://codes.findlaw.com/mi/chapter-400-social-services/mi-comp-laws-400-112h.html; https://codes.findlaw.com/mi/chapter-700-estates-and-protected-individuals-code/mi-comp-laws-700-7605.html; https://codes.findlaw.com/mi/chapter-700-e... | medium |
MN | Minnesota | Transfer on death deed | unclear | unclear | No statute, reported case, title standard or DHS manual provision recognizing a life estate deed with a retained power to sell without the remainder's consent was found. The DHS eligibility manual (EPM 2.3.3.2.7.4.3) says a life estate owner cannot sell the property or the remainder. Web searches returned only practiti... | yes | Minn. Stat. Sec. 507.071 | 2008-08-01 | no | The state's transfer on death deed statute. No authority for a lady bird deed was found there. | expanded | reachable | reachable | 2026-09-23 | https://www.revisor.mn.gov/statutes/cite/256B.15; https://www.revisor.mn.gov/laws/2026/0/88/; https://www.revisor.mn.gov/laws/2017/0/46/; https://www.revisor.mn.gov/statutes/cite/507.071; https://www.revisor.mn.gov/laws/2008/0/341/; https://www.revisor.mn.gov/laws/2024/0/91/; https://hcopub.dhs.state.mn.us/hcpmstd/19_5... | high |
MS | Mississippi | Transfer on death deed | unclear | unclear | No Mississippi statute, reported case or Division of Medicaid rule recognizing an enhanced life estate deed was found. The Medicaid resource rule (Pt. 103, R. 2.5(B)) covers ordinary and conditional life estates only. Web searches returned only secondary pages. | yes | Miss. Code Ann. Sec. 91-27-1 to 91-27-37 (Mississippi Real Property Transfer-On-Death Act) | 2020-07-01 | no | The state's transfer on death deed statute. No authority for a lady bird deed was found there. | probate_only | unclear | not_reachable | 2026-09-23 | https://billstatus.ls.state.ms.us/documents/2025/html/SB/2300-2399/SB2396SG.htm; https://billstatus.ls.state.ms.us/2025/pdf/history/SB/SB2396.xml; https://billstatus.ls.state.ms.us/documents/2020/html/SB/2800-2899/SB2851SG.htm; https://medicaid.ms.gov/medicaid-coverage/member-services/estate-recovery/; https://medicaid... | high |
MO | Missouri | Beneficiary deed | unclear | unclear | No Missouri statute, reported case or MO HealthNet rule recognizing a life estate deed with a retained power to sell without the remainder's consent was found. Sec. 461.025.2 says the beneficiary deed statute does not preclude other lawful conveyances that postpone enjoyment until the owner's death. | yes | Mo. Rev. Stat. Sec. 461.025 (beneficiary deed) | 1989-08-28 | no | The state's beneficiary deed statute. No authority for a lady bird deed was found there. | probate_only | unclear | reachable | 2026-09-23 | https://revisor.mo.gov/main/OneSection.aspx?section=473.398; https://revisor.mo.gov/main/OneSection.aspx?section=473.399; https://revisor.mo.gov/main/OneSection.aspx?section=461.300; https://revisor.mo.gov/main/OneSection.aspx?section=461.025; https://revisor.mo.gov/main/OneSection.aspx?section=461.005; https://revisor... | high |
MT | Montana | Transfer on death deed | unclear | unclear | No Montana statute, case, or DPHHS rule recognizing an enhanced life estate deed was found (searched MCA, DPHHS estate recovery materials, web). Secondary sites say Montana does not recognize it; not verified in primary sources. | yes | MCA Sec. 72-6-401 to 72-6-418 (Uniform Real Property Transfer on Death Act) | 2019-10-01 | yes | The state's transfer on death deed statute. No authority for a lady bird deed was found there. | expanded | reachable | reachable | 2026-09-23 | https://mca.legmt.gov/bills/mca/title_0530/chapter_0060/part_0010/section_0670/0530-0060-0010-0670.html; https://mca.legmt.gov/bills/mca/title_0720/chapter_0060/part_0040/sections_index.html; https://mca.legmt.gov/bills/mca/title_0720/chapter_0060/part_0040/section_0010/0720-0060-0040-0010.html; https://mca.legmt.gov/b... | high |
NE | Nebraska | Transfer on death deed | unclear | unclear | No Nebraska statute, reported case or DHHS rule recognizing a life estate deed with a retained power to sell without the remainder's consent was found. Searches of Nebraska statutes and case law returned only secondary pages. | yes | Neb. Rev. Stat. Sec. 76-3401 to 76-3424 (Nebraska Uniform Real Property Transfer on Death Act) | 2013-01-01 | yes | The state's transfer on death deed statute. No authority for a lady bird deed was found there. | expanded | reachable | reachable | 2026-09-23 | http://web.archive.org/web/20260511063234/https://www.nebraskalegislature.gov/laws/statutes.php?statute=68-919; http://web.archive.org/web/20260613022447/https://www.nebraskalegislature.gov/laws/statutes.php?statute=68-923; http://web.archive.org/web/20260118011518/https://nebraskalegislature.gov/laws/statutes.php?stat... | high |
NV | Nevada | Transfer on death deed | unclear | unclear | No Nevada statute, reported case or Medicaid rule recognizing a life estate deed with a retained power to sell without the remainder's consent was found. Web search found only secondary pages, which say Nevada uses the deed upon death instead. | yes | NRS 111.655 to 111.699 (deed upon death; Uniform Real Property Transfer on Death Act) | 2011-10-01 | yes | The state's transfer on death deed statute. No authority for a lady bird deed was found there. | expanded | reachable | reachable | 2026-09-23 | https://web.archive.org/web/20260703235910id_/https://www.leg.state.nv.us/nrs/NRS-422.html; https://nevada.public.law/statutes/nrs_422.054; https://nevada.public.law/statutes/nrs_422.29302; https://nevada.public.law/statutes/nrs_422.29304; https://nevada.public.law/statutes/nrs_422.29306; https://web.archive.org/web/20... | high |
NH | New Hampshire | Transfer on death deed | unclear | unclear | No New Hampshire statute, reported case or DHHS rule recognizing a life estate deed with a retained power to sell without the remainder's consent was found. Searches of NH case law and DHHS materials returned only secondary pages, some saying the deed is not used in New Hampshire. | yes | N.H. RSA 563-D (Uniform Real Property Transfer on Death Act) | 2024-07-01 | yes | The state's transfer on death deed statute. No authority for a lady bird deed was found there. | expanded | reachable | reachable | 2026-09-23 | http://web.archive.org/web/20260702175041/https://gc.nh.gov/rsa/html/XII/167/167-14-a.htm; http://web.archive.org/web/20250702011125/https://gc.nh.gov/rsa/html/XII/167/167-14.htm; http://web.archive.org/web/20220526233107/https://gencourt.state.nh.us/rsa/html/XII/167/167-16-a.htm; http://web.archive.org/web/20250914173... | high |
NJ | New Jersey | Neither instrument | unclear | unclear | No New Jersey statute, reported case, title standard or DMAHS rule recognizing an enhanced life estate deed was found. Web search returned only law firm pages, which say New Jersey has no statute. | no | null | null | null | A revocable trust is the usual tool. No authority for a lady bird deed and no transfer on death deed statute were found. | expanded | unclear | null | 2026-09-23 | https://codes.findlaw.com/nj/title-30-institutions-and-agencies/nj-st-sect-30-4d-7-2/; https://www.law.cornell.edu/regulations/new-jersey/N-J-A-C-10-49-14-1; https://www.nj.gov/humanservices/dmahs/documents/providers-stakeholders/resources/medicaid/2020/17-15%20Recoveries%20from%20Estates%20of%20Deceased%20Medicaid%20B... | medium |
NM | New Mexico | Transfer on death deed | unclear | unclear | No New Mexico statute, reported case or HCA rule found. Searched the web for New Mexico enhanced life estate and lady bird deed; only form sellers and secondary sites came up. | yes | NMSA 1978 Sec. 45-6-401 to 45-6-417 (Uniform Real Property Transfer on Death Act) | 2001 | yes | The state's transfer on death deed statute. No authority for a lady bird deed was found there. | probate_only | unclear | reachable | 2026-09-23 | https://codes.findlaw.com/nm/chapter-27-public-assistance/nm-st-sect-27-2a-3.html; https://codes.findlaw.com/nm/chapter-27-public-assistance/nm-st-sect-27-2a-4.html; https://codes.findlaw.com/nm/chapter-27-public-assistance/nm-st-sect-27-2a-5.html; https://codes.findlaw.com/nm/chapter-27-public-assistance/nm-st-sect-27... | medium |
NY | New York | Transfer on death deed | unclear | unclear | No New York statute, reported case or DOH directive recognizing an enhanced life estate deed was found. The web search turned up only secondary law firm pages on ordinary life estate deeds. | yes | N.Y. Real Prop. Law Sec. 424 | 2024-07-19 | yes | The state's transfer on death deed statute. No authority for a lady bird deed was found there. | probate_only | unclear | reachable | 2026-09-23 | https://www.nysenate.gov/legislation/laws/SOS/369; https://www.law.cornell.edu/regulations/new-york/18-NYCRR-360-7.11; https://www.health.ny.gov/health_care/medicaid/publications/adm/11adm8.htm; https://newyork.public.law/laws/n.y._real_property_law_section_424; https://www.nysenate.gov/legislation/laws/RPP/424; https:... | high |
NC | North Carolina | Lady bird deed (enhanced life estate deed) | yes | agency_rule | NC Medicaid ABD Manual MA-2240, Sec. X.C.6 'Ladybird Deed or Life Estate with Powers' (revised 06/30/2026, Change No. 09-26). It treats the full equity as the owner's resource and as no transfer, because the life tenant can end the life estate. No NC statute or reported case found; practitioners rely on common law. | no | null | null | null | A lady bird deed, on the authority shown. The state has no transfer on death deed statute. | probate_only | not_reachable | null | 2026-09-23 | https://codes.findlaw.com/nc/chapter-108a-social-services/nc-gen-st-sect-108a-70-5.html; https://codes.findlaw.com/nc/chapter-28a-administration-of-decedents-estates/nc-gen-st-sect-28a-15-1.html; https://codes.findlaw.com/nc/chapter-36c-north-carolina-uniform-trust-code/nc-gen-st-sect-36c-5-505.html; https://www.medica... | medium |
ND | North Dakota | Transfer on death deed | unclear | unclear | No North Dakota statute, reported case or HHS rule recognizing a life estate deed with a retained power to sell without the remainder's consent was found. Searched web for North Dakota enhanced life estate, power to sell and lady bird deed authority; results were secondary pages only. | yes | N.D. Cent. Code ch. 30.1-32.1 (Uniform Real Property Transfer on Death Act) | 2011-08-01 | yes | The state's transfer on death deed statute. No authority for a lady bird deed was found there. | expanded | unclear | reachable | 2026-09-23 | https://ndlegis.gov/cencode/t50c24-1.pdf; https://ndlegis.gov/cencode/t30-1c32-1.pdf; https://ndlegis.gov/cencode/t30-1c31.pdf; https://www.hhs.nd.gov/healthcare-coverage/medicaid/estate-recovery; https://www.hhs.nd.gov/sites/default/files/documents/legal/estate-recovery-policy-manual-exclusion.pdf; https://www.nd.gov/... | medium |
OH | Ohio | Transfer on death deed | unclear | unclear | No Ohio statute, reported case or Medicaid rule recognizing a life estate deed with a retained power to sell without the remainder's consent was found. The Medicaid life estate rule (Ohio Admin. Code 5160:1-3-05.17) says only the life tenant's own interest can be sold and does not address retained powers. Searches retu... | yes | Ohio Rev. Code Sec. 5302.22, 5302.222, 5302.23 (transfer on death designation affidavit) | 2000 | no | The state's transfer on death deed statute. No authority for a lady bird deed was found there. | expanded | reachable | reachable | 2026-09-23 | https://codes.ohio.gov/ohio-revised-code/section-5162.21; https://codes.ohio.gov/ohio-revised-code/section-5162.211; https://codes.ohio.gov/ohio-administrative-code/rule-5160:1-2-07; https://codes.ohio.gov/ohio-administrative-code/rule-5160:1-3-05.17; https://codes.ohio.gov/ohio-revised-code/section-5302.22; https://co... | high |
OK | Oklahoma | Transfer on death deed | unclear | unclear | No Oklahoma statute, reported case or OHCA rule found recognizing an enhanced life estate deed; searched web for Oklahoma lady bird / enhanced life estate authority and reviewed OHCA recovery rules. Only practitioner pages found. | yes | 58 O.S. Sec. 1251 to 1258 (Nontestamentary Transfer of Property Act) | 2008-11-01 | no | The state's transfer on death deed statute. No authority for a lady bird deed was found there. | probate_only | not_reachable | unclear | 2026-09-23 | https://www.oklegislature.gov/OK_Statutes/CompleteTitles/os63.pdf; https://www.oklegislature.gov/OK_Statutes/CompleteTitles/os58.pdf; https://www.oklegislature.gov/OK_Statutes/CompleteTitles/os60.pdf; https://www.oklegislature.gov/OK_Statutes/CompleteTitles/os56.pdf; https://oklahoma.gov/ohca/policies-and-rules/xpolicy... | high |
OR | Oregon | Transfer on death deed | unclear | unclear | No Oregon statute, reported case or DHS rule recognizing a life estate deed with a retained power to sell without the remainder's consent was found. Searched web for Oregon enhanced life estate and lady bird deed authority; OAR 461-145-0310 (life estates, eligibility) is silent on retained powers. Results were secondar... | yes | Or. Rev. Stat. Sec. 93.948 to 93.985 | 2012-01-01 | yes | The state's transfer on death deed statute. No authority for a lady bird deed was found there. | expanded | reachable | reachable | 2026-09-23 | https://oregon.public.law/statutes/ors_416.350; https://oregon.public.law/statutes/ors_416.351; https://secure.sos.state.or.us/oard/view.action?ruleNumber=461-135-0832; https://oregon.public.law/rules/oar_461-135-0832; https://oregon.public.law/rules/oar_461-135-0835; https://secure.sos.state.or.us/oard/viewSingleRule.... | medium |
PA | Pennsylvania | Neither instrument | unclear | unclear | No Pennsylvania statute, reported case or DHS rule recognizing an enhanced life estate deed was found. Searches returned only law firm pages, which disagree on whether the deed works in Pennsylvania. | no | null | null | null | A revocable trust is the usual tool. No authority for a lady bird deed and no transfer on death deed statute were found. | probate_only | unclear | null | 2026-09-23 | https://codes.findlaw.com/pa/title-62-ps-poor-persons-and-public-welfare/pa-st-sect-62-1412/; https://www.pacodeandbulletin.gov/Display/pacode?file=/secure/pacode/data/055/chapter258/s258.1.html&d=reduce; https://www.pacodeandbulletin.gov/Display/pacode?file=/secure/pacode/data/055/chapter258/s258.3.html&d=reduce; http... | medium |
RI | Rhode Island | Lady bird deed (enhanced life estate deed) | yes | statute | R.I. Gen. Laws Sec. 34-4-2.1 (reservation of life estate with enhanced powers to sell, convey or mortgage without the remainder holder's consent; P.L. 2014, ch. 145, art. 19, Sec. 1). Medicaid treatment: Sec. 40-8-3.1 (P.L. 2014, ch. 145, art. 19, Sec. 3) and 210-RICR-50-00-6.9 (home not excluded for deeds on or after ... | no | null | null | null | A lady bird deed, on the authority shown. The state has no transfer on death deed statute. | probate_only | not_reachable | null | 2026-09-23 | http://web.archive.org/web/20260731122452/https://webserver.rilegislature.gov/Statutes/TITLE40/40-8/40-8-15.htm; https://rules.sos.ri.gov/regulations/part/210-10-00-4; https://risos-apa-production-public.s3.amazonaws.com/EOHHS/REG_11841_20211214161030.pdf; http://web.archive.org/web/20250402042357/https://webserver.ril... | high |
SC | South Carolina | Neither instrument | unclear | unclear | No statute or reported case recognizing a life estate deed with a retained power to sell was found. A practitioner blog (letstalkdirtsc.com, 2023) points to Blackmon v. Weaver, 366 S.C. 245 (Ct. App. 2005) and Johnson v. Waldrop, 256 S.C. 372 (1971), which uphold life estates with a power of sale created by will, not b... | no | null | null | null | A revocable trust is the usual tool. No authority for a lady bird deed and no transfer on death deed statute were found. | probate_only | unclear | null | 2026-09-23 | https://www.scstatehouse.gov/code/t43c007.php; https://www.scstatehouse.gov/code/t62c001.php; https://www.scstatehouse.gov/code/t62c002.php; https://www.scstatehouse.gov/code/t62c006.php; https://www.scstatehouse.gov/code/t62c007.php; https://www.scstatehouse.gov/code/t27c007.php; https://www.scstatehouse.gov/sess126_2... | high |
SD | South Dakota | Transfer on death deed | unclear | unclear | None found. Searched SDCL, ARSD 67:46 and 67:48, and DSS estate recovery pages; ARSD 67:46:05:08 values ordinary life estates only. Popular lists do not include SD. | yes | SDCL Sec. 29A-6-401 to 29A-6-432 (South Dakota Real Property Transfer on Death Act) | 2014-07-01 | yes | The state's transfer on death deed statute. No authority for a lady bird deed was found there. | expanded | unclear | reachable | 2026-09-23 | https://sdlegislature.gov/api/Statutes/28-6-23.html; https://sdlegislature.gov/api/Statutes/28-6-23.1.html; https://sdlegislature.gov/api/Statutes/28-6-24.html; https://sdlegislature.gov/api/Statutes/28-6-26.html; https://sdlegislature.gov/api/Rules/Rule/67:48:02:01.html; https://sdlegislature.gov/api/Rules/Rule/67:48:... | high |
TN | Tennessee | Neither instrument | unclear | unclear | None found. Searched Tennessee Code, TennCare estate recovery page and State Plan, and case law annotations to Sec. 71-5-116; only practitioner web pages (conflicting) address it. | no | null | null | null | A revocable trust is the usual tool. No authority for a lady bird deed and no transfer on death deed statute were found. | probate_only | unclear | null | 2026-09-23 | https://unicourt.github.io/cic-code-tn/transforms/tn/octn/r73/gov.tn.tca.title.71.html; https://unicourt.github.io/cic-code-tn/transforms/tn/octn/r73/gov.tn.tca.title.35.html; https://downloads.cms.gov/cmsgov/archived-downloads/MedicaidGenInfo/downloads/TN-10-006-Att.pdf; https://www.tn.gov/tenncare/legal/estate-recove... | medium |
TX | Texas | Lady bird deed (enhanced life estate deed); Transfer on death deed | yes | case_law | Wright v. Jones, No. 10-21-00297-CV (Tex. App., Waco, July 26, 2023) (joint lady bird deed enforced; the husband's one-half interest vested in the remainderman at his death and the surviving grantor could not revoke it); Tex. Health & Human Servs. Comm'n v. Estate of Burt, No. 22-0437 (Tex. May 3, 2024) (describing the... | yes | Tex. Estates Code ch. 114 (Texas Real Property Transfer on Death Act), Sec. 114.001 et seq. | 2015-09-01 | yes | Either instrument has authority. The transfer on death deed is statutory and carries its own rules, so a lawyer licensed there should pick. | probate_only | not_reachable | not_reachable | 2026-10-07 | https://capitol.texas.gov/tlodocs/88R/billtext/html/HB04611F.htm; https://www.law.cornell.edu/regulations/texas/1-Tex-Admin-Code-SS-373-101; https://www.law.cornell.edu/regulations/texas/1-Tex-Admin-Code-SS-373-103; https://www.law.cornell.edu/regulations/texas/1-Tex-Admin-Code-SS-373-105; https://www.sos.state.tx.us/t... | high |
UT | Utah | Transfer on death deed | unclear | unclear | No Utah statute, reported case or Medicaid rule recognizing a life estate deed with a retained power to sell without the remainder's consent was found. Web search found only secondary pages, which say Utah does not recognize it. | yes | Utah Code Sec. 75-6-401 to 75-6-419 (Uniform Real Property Transfer on Death Act) | 2018-05-08 | yes | The state's transfer on death deed statute. No authority for a lady bird deed was found there. | expanded | reachable | reachable | 2026-09-23 | https://le.utah.gov/xcode/Title26B/Chapter3/C26B-3-S1001_2023050320230503.html; https://le.utah.gov/xcode/Title26B/Chapter3/C26B-3-S1013_2025050720250507.html; https://le.utah.gov/xcode/Title26B/Chapter3/C26B-3-S1013_2023050320230503.html; https://le.utah.gov/xcode/Title26B/Chapter3/C26B-3-S1014_2023050320230503.html; ... | high |
VT | Vermont | Lady bird deed (enhanced life estate deed) | yes | statute | Enhanced Life Estate Deed Act, 27 V.S.A. Sec. 651 to 660 (2019, No. 145 (Adj. Sess.), Sec. 1, eff. July 13, 2020): grantor reserves a life estate and the right to convey without the grantee's joinder, consent or notice (Sec. 653(2), 654(b)); statutory form in Sec. 660; Sec. 659 preserves 'Lady Bird' deeds recorded befo... | no | null | null | null | A lady bird deed, on the authority shown. The state has no transfer on death deed statute. | probate_only | not_reachable | null | 2026-09-23 | https://legislature.vermont.gov/statutes/fullchapter/33/019; https://humanservices.vermont.gov/sites/ahsnew/files/documents/Covered-Services-Rules-040124.pdf; https://humanservices.vermont.gov/sites/ahsnew/files/documents/MedicaidPolicy/MedicaidStatePlan/attachment-4.17-a.pdf; https://legislature.vermont.gov/statutes/f... | high |
VA | Virginia | Transfer on death deed | unclear | unclear | Va. Code 55.1-106 is a general statute on a life estate given to another with a power to dispose; it does not address a grantor who keeps the power; not counted, same as West Virginia's 36-1-16. The section provides that where property is disposed of by deed for life with a remainder over and the instrument confers a p... | yes | Va. Code Sec. 64.2-621 to 64.2-638 (Uniform Real Property Transfer on Death Act) | 2013-07-01 | yes | The state's transfer on death deed statute. No authority for a lady bird deed was found there. | expanded | unclear | reachable | 2026-09-23 | https://law.lis.virginia.gov/vacode/title32.1/chapter10/section32.1-326.1/; https://law.lis.virginia.gov/vacode/title32.1/chapter10/section32.1-327/; https://law.lis.virginia.gov/admincode/title12/agency30/chapter20/section141/; https://www.dmas.virginia.gov/media/3365/417c-estate-recoveries.pdf; https://www.dmas.virgi... | high |
WA | Washington | Transfer on death deed | unclear | unclear | No Washington statute, reported case or HCA/DSHS rule recognizing a life estate deed with a retained power to sell without the remainder's consent was found. Web search returned only secondary pages, some saying Washington does not provide for it. | yes | Rev. Code Wash. ch. 64.80 (Washington uniform real property transfer on death act) | 2014-06-12 | yes | The state's transfer on death deed statute. No authority for a lady bird deed was found there. | expanded | reachable | reachable | 2026-09-23 | https://wa-law.org/rcw/41_public_employment_civil_service_and_pensions/41.05A_overpayments_of_assistance_and_coordination_of_benefits.html; https://wa-law.org/rcw/11_probate_and_trust_law/11.002_general_provisions.html; https://wa-law.org/rcw/11_probate_and_trust_law/11.018_liability_of_beneficiary_of_nonprobate_asset.... | medium |
WV | West Virginia | Transfer on death deed | unclear | unclear | No statute, reported case or Medicaid rule expressly recognizing a deed in which the grantor reserves a life estate with power to sell without the remainder's consent was found. The closest authority is W. Va. Code Sec. 36-1-16: when an interest is given by sale, gift or will with a remainder over and a power to dispos... | yes | W. Va. Code Sec. 36-12-1 to 36-12-17 (Uniform Real Property Transfer on Death Act) | 2014-06-05 | yes | The state's transfer on death deed statute. No authority for a lady bird deed was found there. | probate_only | not_reachable | not_reachable | 2026-09-23 | https://code.wvlegislature.gov/9-5-11c/; https://code.wvlegislature.gov/11-11-2/; https://bms.wv.gov/sites/default/files/2025-07/BMS%20Chapter_900_Estate_RecoveryRevised12.6.24.pdf; http://www.wvrecovery.com/estate.asp; http://www.wvrecovery.com/docs/Estate_Recovery_BRO20021.pdf; https://code.wvlegislature.gov/36-12/; ... | medium |
WI | Wisconsin | Transfer on death deed | unclear | unclear | No Wisconsin statute, reported case or DHS rule recognizing a life estate deed with a retained power to sell without the remainder's consent was found. Web searches returned only secondary lists (which omit Wisconsin) and form sites. | yes | Wis. Stat. Sec. 705.15 | 2006-04-11 | no | The state's transfer on death deed statute. No authority for a lady bird deed was found there. | expanded | reachable | reachable | 2026-09-23 | https://docs.legis.wisconsin.gov/statutes/statutes/49/iv/496; https://docs.legis.wisconsin.gov/statutes/statutes/49/vi/849; https://docs.legis.wisconsin.gov/statutes/statutes/49.pdf; https://docs.legis.wisconsin.gov/statutes/statutes/705.pdf; https://docs.legis.wisconsin.gov/2005/related/acts/206.pdf; https://docs.legi... | high |
WY | Wyoming | Transfer on death deed | unclear | unclear | No Wyoming statute, reported case or Medicaid rule recognizing a life estate deed with a retained power to sell without the remainder's consent was found. A web search returned only national secondary pages. W.S. 2-18-103(j) preserves other lawful methods of postponing enjoyment until death but does not describe this d... | yes | W.S. 2-18-101 to 2-18-106 (Nontestamentary Transfer of Real Property on Death Act) | 2013-07-01 | no | The state's transfer on death deed statute. No authority for a lady bird deed was found there. | expanded | reachable | reachable | 2026-09-23 | https://wyoleg.gov/statutes/compress/title42.pdf; https://wyoleg.gov/statutes/compress/title02.pdf; https://wyoleg.gov/2013/Enroll/HB0201.pdf; https://wyoleg.gov/LsoService/api/BillInformation/2013/HB0201; https://www.law.cornell.edu/regulations/wyoming/048-35-Wyo-Code-R-SS-35-11; https://www.law.cornell.edu/regulation... | high |
Lady Bird Deeds and Transfer on Death Deeds by State, 50 States and DC (2026)
This Hugging Face copy holds states.csv, states.json and schema.json. The canonical page, with the full table, the state picker and the sources read for every row, is https://stepuplaw.com/data/lady-bird-deed-by-state/ and the source repository is https://github.com/stepuplaw/lady-bird-deed-by-state.
For each of the 50 US states and the District of Columbia: whether a lady bird deed (enhanced life estate deed) has primary legal authority and of what kind, whether a transfer on death or beneficiary deed statute exists with its citation and effective date, what the instrument is called there, which instrument an owner there would use, and whether Medicaid estate recovery can reach a home passed by each deed. Seven states recognize the lady bird deed, Iowa has said no, 34 states plus DC have a transfer on death deed statute, and 11 have neither. Court decisions re-checked October 7, 2026.
Please cite: Klagge, Kevin D., Lady Bird Deeds and Transfer on Death Deeds by State, 50 States and DC (2026), StepUpLaw, https://stepuplaw.com/data/lady-bird-deed-by-state/. ORCID https://orcid.org/0009-0002-1385-8498. CC BY 4.0. Reference data, not legal advice.
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