Hays County Enhanced Life Estate Deed (Lady Bird Deed) (Individual) Form

Last validated July 18, 2026 by our Forms Development Team

Hays County Enhanced Life Estate Deed (Lady Bird Deed) (Individual) Form

Hays County Enhanced Life Estate Deed (Lady Bird Deed) (Individual) Form

Fill in the blank Enhanced Life Estate Deed (Lady Bird Deed) (Individual) form formatted to comply with all Texas recording and content requirements.

Document Last Validated 7/18/2026
Hays County Enhanced Life Estate Deed (Lady Bird Deed) (Individual) Guide

Hays County Enhanced Life Estate Deed (Lady Bird Deed) (Individual) Guide

Line by line guide explaining every blank on the Enhanced Life Estate Deed (Lady Bird Deed) (Individual) form.

Document Last Validated 7/18/2026
Hays County Completed Example of the Enhanced Life Estate Deed (Lady Bird Deed) (Individual) Document

Hays County Completed Example of the Enhanced Life Estate Deed (Lady Bird Deed) (Individual) Document

Example of a properly completed Texas Enhanced Life Estate Deed (Lady Bird Deed) (Individual) document for reference.

Document Last Validated 7/18/2026

All 3 documents above included • One-time purchase • No recurring fees

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Important: Your property must be located in Hays County to use these forms. Documents should be recorded at the office below.

Where to Record Your Documents

County Clerk's Main Office

Address:
Government Center - 712 S Stagecoach Trail, Suite 2008
San Marcos, Texas 78666

Hours: Mon - Fri 8:00am - 4:30pm / Wed until 6:00pm

Phone: (512) 393-7738

County Clerk Precinct 2 Substation

Address:
5458 FM 2770 (co-located with Commissioner)
Kyle, Texas 78666

Hours: Monday - Friday 8:00am - 12:00 & 1:00 - 4:30pm

Phone: (512) 393-7330

Recording Tips for Hays County:
  • Check that your notary's commission hasn't expired
  • Double-check legal descriptions match your existing deed
  • Avoid the last business day of the month when possible

Cities and Jurisdictions in Hays County

Properties in any of these areas use Hays County forms:

  • Austin
  • Buda
  • Driftwood
  • Dripping Springs
  • Kyle
  • San Marcos
  • Wimberley

View Complete Recorder Office Guide

Hours, fees, requirements, and more for Hays County

How do I get my forms?

Forms are available for immediate download after payment. The Hays County forms will be in your account ready to download to your computer. An account is created for you during checkout if you don't have one. Forms are NOT emailed.

Are these forms guaranteed to be recordable in Hays County?

Yes. Our form blanks are guaranteed to meet or exceed the applicable formatting requirements used for recording in Hays County, including margin requirements, font requirements, and other layout standards. This guarantee applies to formatting, not to the legal sufficiency of information entered by the user or the suitability of a form for a particular transaction.

Can I reuse these forms?

Yes. You can reuse the forms for your personal use. For example, if you have multiple properties in Hays County you only need to order once.

What do I need to use these forms?

The forms are PDFs that you fill out on your computer. You'll need Adobe Reader (free software that most computers already have). You do NOT enter your property information online - you download the blank forms and complete them privately on your own computer.

Are there any recurring fees?

No. This is a one-time purchase. Nothing to cancel, no memberships, no recurring fees.

How much does it cost to record in Hays County?

Recording fees in Hays County vary. Contact the recorder's office at (512) 393-7738 for current fees.

Questions answered? Let's get started!

The Texas lady bird deed occupies an unusual place in the deed catalog: no statute creates it, no official form exists for it, and Texas title and estate planning practice has relied on it for decades anyway. Formally an enhanced life estate deed, it conveys property to a named grantee now while the grantor keeps a life estate coupled with the power to sell, mortgage, lease, gift, or otherwise dispose of the property at any time, without the grantee's signature or consent. Whatever remains at the grantor's death passes to the grantee automatically, outside probate.

A life estate with the powers kept

A traditional life estate deed hands real leverage to the remainder holder: the life tenant cannot sell or refinance without the remainderman joining in. The enhanced version removes that leverage. This form's reservation keeps the full possession, use, rents, and income of the property for the grantor's life, together with an unrestricted lifetime power of disposition and the right to keep all proceeds. A disposition by the grantor during life divests the grantee's interest to that extent; a conveyance of the whole property leaves the grantee with nothing. That retained power is why the arrangement is described as revocable in effect.

Where the deed gets its authority

The lady bird deed rests on Texas common law and the general conveyance statutes rather than an enabling act. Property Code Chapter 5 supplies the writing, signing, and delivery requirements, and this form uses its Section 5.023 mechanism to exclude the implied covenants expressly, so the conveyance is made without warranty of title. When the legislature codified the transfer on death deed in 2015, Estates Code Section 114.004 preserved other lawful transfer methods, leaving the common law instrument standing alongside the statutory one. The two differ where it counts: a transfer on death deed cannot be created through a power of attorney and is effective only if recorded before death, while the lady bird deed operates as a present conveyance under ordinary deed law.

Medicaid, MERP, and the probate line

Much of the deed's reputation comes from Medicaid administration. Texas estate recovery reaches the probate estate, and property passing under a recorded lady bird deed never enters it. The state's MEPD Handbook likewise treats a properly structured enhanced life estate transfer of the home as outside the transfer penalty rules. Both positions are administrative policy rather than statute, a distinction the guide explains plainly along with the deed's other limits: liens follow the property, and the grantor's homestead and property tax exemptions continue because the grantor remains an owner in possession.

One grantor, sometimes two signatures

This variant recites a single grantor. Because the deed is a lifetime conveyance, a married grantor conveying homestead brings Family Code Section 5.001 into play, and the form carries a labeled joining spouse signature block with its own notary certificate for that situation; the joining spouse conveys nothing and simply evidences the statutory joinder. The deed is formatted for Texas recording standards and opens with the Property Code Section 11.008 confidentiality notice. The download includes the fillable blank, a completed example on a realistic Williamson County fact pattern, and a plain language guide walking through every numbered section; the materials are informational and are not legal advice.

Important: Your property must be located in Hays County to use these forms. Documents should be recorded at the office below.

This Enhanced Life Estate Deed (Lady Bird Deed) (Individual) meets all recording requirements specific to Hays County.

Our Promise

The documents you receive here are guaranteed to meet or exceed the applicable Hays County recording format requirements. If there is a rejection caused by our formatting, we will correct the issue or refund your payment. This guarantee applies to document formatting only and does not extend to information entered by the user, the selection of the form, or the legal effect of the completed document.

Save Time and Money

Get your Hays County Enhanced Life Estate Deed (Lady Bird Deed) (Individual) form done right the first time with Deeds.com Uniform Conveyancing Blanks. At Deeds.com, we understand that your time and money are valuable resources, and we don't want you to face a penalty fee or rejection imposed by a county recorder for submitting nonstandard documents. We constantly review and update our forms to meet rapidly changing state and county recording requirements for roughly 3,500 counties and local jurisdictions.

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