An Arizona beneficiary deed lets you transfer real estate to a chosen beneficiary at death without involving probate. It's been authorized since 2002 under ARS §33-405 and is one of the simplest and least expensive tools in Arizona estate planning.
ARS §33-405 spells out the basic requirements: title the document "Beneficiary Deed," identify the property, name the beneficiary, and sign before a notary. Substantial deviations from the statutory form can invalidate it.
Sign and record the deed with the county recorder where the property is located before you die. After death, it's too late — the deed has no effect if not recorded.
You retain full ownership during your life. Sell the property, refinance it, or revoke the deed (by recording a revocation or a new beneficiary deed) any time. The beneficiary has no rights until you die.
Any mortgage, tax lien, HOA debt, or other encumbrance survives transfer. Federal Garn-St. Germain protects against "due on sale" mortgage acceleration in many family-transfer situations.
You can name multiple beneficiaries (joint tenants or tenants in common) and add contingent beneficiaries who take if the primary doesn't survive you. Be explicit — the statute doesn't fill in defaults.
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