Why Dunedin Homeowners Use a Lady Bird Deed
The worry we hear most often from Dunedin homeowners is leaving their children a mess instead of a home. A lady bird deed (its formal name is an enhanced life estate deed) answers it quietly. The home passes to the people you name the moment you die, with no probate, and you keep complete control while you are alive. You can sell it, borrow against it, or change your mind, all without anyone's permission.
Dunedin is substantially older than the state average, with a median age of 58 and 35 percent over 65. Planning demand among the 36,062 residents centers on retirees. Pinellas County homes here have a median value of $396,000, making a lady bird deed a practical way to keep the home out of probate. With a median home value around $396,000, keeping that value out of probate and protecting the step-up in basis matters here. See exactly how a lady bird deed works → You do not need a lawyer with an office in Dunedin, because the deed records in Pinellas County no matter where it is drafted. Here is how working with a Florida lady bird deed attorney runs, wherever you are.
Where Your Deed Records in Pinellas County
A deed only protects your family once it is properly recorded, and in Pinellas County that happens with the Pinellas County Clerk of the Circuit Court and Comptroller. The Pinellas County recording office sits at 315 Court Street in Clearwater, but we e-record your deed electronically, so you never make the trip. The cost to record is modest and set by Florida law, the same in every county, usually around $18 to $30. The Department of Revenue has ruled that an enhanced life estate deed is not subject to documentary stamp tax, and in practice the deed is recorded with a nominal recital and a seventy cent stamp. We pull your exact legal description from the last recorded deed, prepare the document, and e-record it for you, so nothing depends on you driving to a courthouse.
Notary Services in Dunedin
The firm prepares your deed or trust and most clients sign from home by online notarization, with the firm arranging the notary and the two witnesses by video. Some people prefer to sign on paper in person. A Florida deed must be signed in front of two witnesses and acknowledged before a notary, so you need to bring two adult witnesses who are not named in the deed. Do not count on the store to supply witnesses. Call the store first to confirm a notary is on duty that day.
| Store | Address | Phone | Hours |
|---|---|---|---|
| The UPS Store #2155Granada Plaza Next To Publix @ Keene And Main | 1497 Main St, Dunedin 34698 | (727) 738-4409 | Mon to Fri 8 am to 6:30 pm · Sat 9 am to 2:30 pm · Sun 10 am to 3 pm |
| The UPS Store #8136 | 940 Curlew Rd, Dunedin 34698 | (727) 625-8136 | Mon to Fri 8 am to 6:30 pm · Sat 9 am to 3 pm · Sun 10 am to 3 pm |
Hours read from each store’s own page on October 30, 2026. Confirm by phone before you go.
The Mistakes We Fix for Pinellas County Families
The cheap way usually costs the most. A plain gift of the home to the kids loses the step-up in basis (a tax break that can save the family tens of thousands when they sell) and can trigger Florida's five-year Medicaid penalty. A do-it-yourself form often misses the homestead and spousal rules, which can quietly void the deed for a married owner. We handle those checks as part of the flat fee, so the deed actually holds up. What a valid form must contain → · when a deed is the wrong tool →
Helping Dunedin families keep the home simple.
A free consultation confirms a lady bird deed fits, by phone or video. If a trust is the better tool, we will tell you that too.
Book a free consultationWhat It Costs
Our flat fee is $399 for an individual owner and $449 for a joint deed, the same price the form mills charge, with a real attorney behind it. On top of that you pay only the government recording cost and the documentary stamp, passed through with no markup. The fee is posted up front and honored for 90 days. See the full cost breakdown →
Communities We Serve Near Dunedin
We work with homeowners across Pinellas County, and the surrounding area. StepUpLaw is a Miami firm serving Dunedin families wherever you are; this is not a Dunedin office, and we frame our work that way out of respect for Florida's advertising rules.
Frequently Asked Questions
Do I need a Dunedin office to set up a lady bird deed?
No. StepUpLaw is a Miami firm that serves Dunedin and Pinellas County homeowners by phone and video, with the deed signed by remote online notary and e-recorded in your county. Many of our clients are adult children handling a Florida parent's home from another state.
Where does a Dunedin lady bird deed get recorded?
With the Pinellas County Clerk of the Circuit Court and Comptroller, in the county where the property sits. Recording fees are set by Florida law and are the same in every county, usually about $18 to $30 for a deed like this. The Department of Revenue has ruled that an enhanced life estate deed is not subject to documentary stamp tax, and in practice the deed is recorded with a nominal recital and a seventy cent stamp.
Will a lady bird deed help my Dunedin home avoid Medicaid estate recovery?
Yes. Florida only recovers Medicaid costs from the probate estate. Because a lady bird deed passes the home outside probate, it stays out of recovery's reach, while your homestead also stays exempt during your lifetime. It is one of the main reasons Pinellas County families use it.
Can the notary be one of the two witnesses on my Dunedin deed?
Yes, when the notary watches you sign and also signs on a witness line with a mailing address. A notary who only completes the acknowledgment is not a second witness, and a deed with one witness and a notary is a witness short. Florida law cures a missing witness five years after the deed is recorded, absent fraud, so recording promptly with the Pinellas County Clerk of the Circuit Court and Comptroller is also what starts that clock.
Can I still sell my Dunedin home after signing?
Yes, and that is the whole point of the "enhanced" part. You keep the right to sell, refinance, rent, or change your mind, all without asking the beneficiaries. If the home is your homestead and you are married, your spouse still joins the deed for a sale or mortgage.
Updated October 18, 2026. Reviewed by Kevin D. Klagge, Esq., Fla. Bar No. 99502. Attorney Kevin Klagge represents families, businesses, and international clients in estate and tax planning, business structuring, and international law, with a focus on Florida legal tools. He litigates estate and business issues in court. General information about Florida law, not legal advice, and no attorney-client relationship is created. We serve Dunedin and Pinellas County residents wherever they are. Do not send confidential information until we have agreed to represent you.
