Pecos County Enhanced Life Estate Deed (Lady Bird Deed) (Individual) Form
Last validated July 18, 2026 by our Forms Development Team
Pecos 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.

Pecos 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.

Pecos 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.
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Additional Texas and Pecos County documents included at no extra charge:
Where to Record Your Documents
Pecos County Clerk
Fort Stockton, Texas 79735
Hours: Monday - Friday 8:00am - 5:00pm
Phone: (432) 336-7555
Recording Tips for Pecos County:
- Ask if they accept credit cards - many offices are cash/check only
- Verify all names are spelled correctly before recording
- Request a receipt showing your recording numbers
- Both spouses typically need to sign if property is jointly owned
- Ask about their eRecording option for future transactions
Cities and Jurisdictions in Pecos County
Properties in any of these areas use Pecos County forms:
- Coyanosa
- Fort Stockton
- Girvin
- Imperial
- Iraan
- Sheffield
Hours, fees, requirements, and more for Pecos County
How do I get my forms?
Forms are available for immediate download after payment. The Pecos 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 Pecos County?
Yes. Our form blanks are guaranteed to meet or exceed the applicable formatting requirements used for recording in Pecos 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 Pecos 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 Pecos County?
Recording fees in Pecos County vary. Contact the recorder's office at (432) 336-7555 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 Pecos 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 Pecos County.
Our Promise
The documents you receive here are guaranteed to meet or exceed the applicable Pecos 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 Pecos 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.
4.8 out of 5 - ( 4762 Reviews )
Rebecca H.
May 22nd, 2021
I thought the forms were reasonably priced, the instructions included in the packet were thorough, and the examples helpful. Thank you for the additional CDR forms too. I contacted the Recorder's office via email with a question and Jennifer Bowser answered promptly. Job well done! However, when I delivered the deed and Real Property Transfer Declaration to the Clerk's office in Lafayette, the clerk was unfamiliar with the Declaration document being submitted and it took some time to convince her to submit the form without charging the recording fee. She even tried to phone the recorder's office for clarification, but no one answered. There then was an additional form at that office that I had to complete called Recording Request/Transmittal Form. I would suggest including that form with instructions in your on-line packet to speed up the process when a Deed is delivered to the County Clerk's satellite office. I do not expect every clerk to know all the particulars of recording requirements but a little knowledge wouldn't hurt.
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Kimberly F.
April 22nd, 2020
Ordered and received the quitclaim form. Exactly what I expected, perfect.
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Joan P.
March 18th, 2020
Thank you for combining all necessary documents in one simple location.
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Christine P.
January 15th, 2019
I was hoping to find information of a property belonging to my grandparents. Your site says it can go back 10-20 years I will just have to go to the courthouse and research. But very good site if your looking for recent information.
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Carnell G.
September 26th, 2020
The basic setup was fine but, I need to review the document in its entirety for accuracy which I have yet to do so. So far so good. The monthly fee is more than I need for right now.
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Noble Mikhail F.
October 2nd, 2020
The system is wonderful, and makes recording and searching simple, thanks a lot
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Carolyn A.
October 18th, 2019
Easy to use!!
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Richard H.
October 14th, 2022
It was a waste of time. I asked a question via your chat service. I received an acknowledgement that you received the question, that you might or might not answer it, and don't bother to reply to you email, as no one would read it. Confirming my belief that customer service is an oxymoron for most companies. (I doubt this review will ever appear on the site, or anyuhere else.)
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Frank H.
April 26th, 2021
All the forms downloaded are very comprehensive of Quit Claim transfers.
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Lawrence W.
January 17th, 2019
Great so Far!
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Michael E.
December 2nd, 2020
First time user and my experience was just great! Great people to work with and would recommend to others!
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Susan N.
December 1st, 2019
Hope to get form printed out Ok.
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Ben G.
September 21st, 2020
Faster AND less expensive than recording in person. Will be using again (and not just because of COVID).
Thank you!
Terrill B.
May 10th, 2019
I found it very difficult to find this website, had my accountant search for me. Instructions are invaluable through guide and example. Thank you for them.
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ronald s.
April 27th, 2021
easy to use site, directions well laid out
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