Transfer-on-Death (TOD) Deeds by State
A Transfer-on-Death (TOD) deed—also called a beneficiary deed—lets you name who receives your home when you pass away. It’s revocable during life, gives no beneficiary rights until death, and must be recorded correctly. Use the table below to see whether your state recognizes TOD deeds and the basics to know. This is general reference only—confirm locally with an attorney.
| State ▾ | TODStatus ▾ | InstrumentName ▾ | StatuteOrAuthority ▾ | Revocable ▾ | RecordationRequired ▾ | NotesForSellers ▾ | SourceName ▾ | SourceURL ▾ |
|---|---|---|---|---|---|---|---|---|
| Alabama | Not allowed | N/A | N/A | No | N/A | Use alternatives (revocable trust, survivorship). | Baxley Maniscalco – Alabama overview | View source |
| Arizona | Allowed | Beneficiary Deed | ARS §33-405 | Yes | Yes | No beneficiary rights until death; must record before death. | Arizona Statutes (Justia) | View source |
| Arkansas | Allowed | Beneficiary Deed | Ark. Code §18-12-608 | Yes | Yes | Simple form and revocation procedures. | Arkansas Code (Justia) | View source |
| Colorado | Allowed | Beneficiary Deed | CRS §15-15-401 et seq. | Yes | Yes | Well-established; verify county recording steps. | Colorado Statutes (Justia) | View source |
| Connecticut | Not allowed | N/A | N/A | No | N/A | Consider trust or joint tenancy with survivorship. | Nolo – Avoiding Probate in CT | View source |
| Delaware | Pending/Proposed | Transfer on Death Deed | HB 147 (Uniform Act) – pending | N/A | N/A | Bill status can change; confirm locally. | Delaware General Assembly – HB 147 | View source |
| Florida | Not allowed (real property) | Enhanced Life Estate (Lady Bird) | N/A (TOD for real estate not recognized) | No | N/A | Lady Bird deeds used instead; check lender/HOA rules. | DDPA Law – Florida overview | View source |
| Georgia | Allowed (effective 7/1/2024) | Transfer-on-Death Deed | O.C.G.A. §44-17-1 to §44-17-7 | Yes | Yes | Beneficiary records affidavit after death within time window. | Georgia Code (Justia) | View source |
| Idaho | Not allowed | N/A | N/A | No | N/A | Community property considerations; use trust/JTWROS. | Racine Law – Idaho TOD | View source |
| Illinois | Allowed | Transfer on Death Instrument (TODI) | 755 ILCS 27 | Yes | Yes | Popular for single-asset estates; careful with formality. | Illinois Compiled Statutes | View source |
| Indiana | Allowed | Transfer on Death Deed | IC 32-17-14 | Yes | Yes | Affidavit and notice requirements may apply. | Indiana Code (Justia) | View source |
| Iowa | Not allowed | N/A | N/A | No | N/A | Bills come and go; confirm current status. | Nolo – Avoiding Probate in IA | View source |
| Kansas | Allowed | Transfer on Death Deed | K.S.A. 59-3501 to 59-3504 | Yes | Yes | Statutory short form available. | Kansas Statutes (Revisor) | View source |
| Kentucky | Not allowed (as of 2025) | N/A | N/A | No | N/A | Use trust or survivorship options. | Nolo – Avoiding Probate in KY | View source |
| Louisiana | Not allowed (civil law) | N/A | N/A | No | N/A | Rely on succession planning/trusts. | Shelby Law – Louisiana | View source |
| Massachusetts | Not allowed | N/A | N/A | No | N/A | Trusts common; confirm condo/HOA rules. | Nolo – Avoiding Probate in MA | View source |
| Michigan | Not allowed (uses Lady Bird) | Enhanced Life Estate | Practice (no TOD statute) | No | N/A | Enhanced life-estate deeds used in practice. | Nolo – Avoiding Probate in MI | View source |
| Minnesota | Allowed | Transfer on Death Deed | Minn. Stat. §507.071 (and §507.072) | Yes | Yes | Recent add-ons address insurance coverage for beneficiaries. | MN Revisor | View source |
| Mississippi | Allowed | Transfer on Death Deed | Miss. Code §91-27-1 et seq. | Yes | Yes | Uniform Act–style; check claim periods. | Mississippi Code (Justia) | View source |
| Missouri | Allowed | Beneficiary Deed | Mo. Rev. Stat. §461.025 | Yes | Yes | Very common; simple execution/recording. | MO Revisor | View source |
| New Jersey | Not allowed (bill pending) | N/A | SB 3376 / AB 4539 – pending | No | N/A | Bills to adopt Uniform Act introduced; verify status. | Nolo – Avoiding Probate in NJ | View source |
| North Carolina | Not allowed (real property) | N/A | N/A | No | N/A | TOD only for certain accounts; not real property. | Nolo – Avoiding Probate in NC | View source |
| Ohio | Allowed (by affidavit) | Transfer on Death Designation Affidavit | Ohio Rev. Code §5302.22–.23 | Yes | Yes | Affidavit recorded; title vests with death cert. | Ohio Revised Code | View source |
| Pennsylvania | Not allowed | N/A | N/A | No | N/A | Use trust or survivorship; confirm local practice. | Nolo – Avoiding Probate in PA | View source |
| South Carolina | Not allowed (real property) | N/A | N/A | No | N/A | Recent statute applies to titled personal property only. | SC Code §62-6-401 (personal property) | View source |
| Tennessee | Not allowed | N/A | N/A | No | N/A | Consider trust/survivorship; watch homestead rules. | Nolo – Avoiding Probate in TN | View source |
| Texas | Allowed | Transfer on Death Deed | Texas Estates Code Ch. 114 | Yes | Yes | Common; transfer subject to existing liens/HOA. | Texas Statutes | View source |
| Utah | Allowed | Transfer on Death Deed | Utah Code §75-6-405 et seq. | Yes | Yes | UPC-based; simple revocation by recording. | Utah Code (FindLaw) | View source |
| Virginia | Allowed | Transfer on Death Deed | Va. Code §64.2-624 et seq. | Yes | Yes | Adopts Uniform Real Property TOD Act. | Virginia Law | View source |
| New York | Allowed (effective 7/19/2024) | Transfer on Death Deed | N.Y. Real Property Law §424 | Yes | Yes | 2 witnesses + notary; must record before death. | NY Senate – RPP §424 | View source |
| Wisconsin | Allowed | Transfer on Death (TOD) Deed | Wis. Stat. §705.15 | Yes | Yes | Designation exempt from transfer-return fee at recording. | WI Statutes | View source |
Last reviewed: October 2025 by Aldric Property Solutions
FAQ
Unsure if TOD is right for you?
We help heirs and owners pick the simplest path—sell as-is, set up the right paperwork, or both.