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Florida Transfer on Death Deed: What Florida Uses Instead
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Last updated November 14, 2026. Citations come from the Florida statutes and official agency pages linked in Sources. Where we could not confirm something on an official page, we say so.
We did not confirm a Florida statute that authorizes a transfer on death deed, so this guide covers what Florida clerks record instead: the enhanced life estate (lady bird) deed. Florida homestead also has devise limits that matter when an owner dies.
What we confirmed
- Florida homestead may not be devised if the owner is survived by a spouse or minor child, which limits what any death-time transfer of homestead can accomplish. (Fla. Stat. Sec. 732.4015(1))
- Clerks record an 'Enhanced Life Estate Deed (Lady Bird Deed)' in the Official Records; this is the Florida clerk-published form used in place of a transfer on death deed. (St. Lucie County Clerk of Court form)
Selling a house in Florida?
We buy Florida houses as-is, with no commission, no repairs and no closing costs to you.
What we could not confirm
- Florida Statutes Ch. 711 (TOD security registration) applies to securities, not real property; not opened.
- Whether Florida has any statute authorizing a true transfer on death (TOD) deed was not confirmed on an official page; do not state that Florida allows or bans TOD deeds without further verification.
How to sell a house in Florida when this applies to you
- Find out what the title company needs. For an inherited or transferred house, that usually means the recorded document that shows who owns it today.
- Get a payoff for any mortgage and the amount of any unpaid property tax. Both are paid from the sale proceeds at closing.
- Compare offers on what you net after repairs, commissions and closing costs, not on the headline price.
- If you want a fast, simple closing, ask for a written cash offer. We buy houses as-is, with no repairs and no agent commission. See how we buy houses in Florida.
Florida Transfer on Death Deed FAQ
Does Florida allow a transfer on death deed?
We did not confirm a Florida statute that authorizes one. Florida clerks record an enhanced life estate deed, often called a lady bird deed, instead.
Can a Florida homestead be left by will to anyone?
Not always. Homestead cannot be devised if the owner is survived by a spouse or minor child, with limited exceptions (Const. art. X, Sec. 4).
Can I sell my Florida house as-is?
Yes. A cash buyer purchases as-is, and the title company pays any mortgage and unpaid property tax from the proceeds at closing.
Sources
This guide is general information, not legal or tax advice. Laws, forms and fees change, so confirm details with the official office or a Florida Florida attorney or tax professional.
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