Georgia Deed Types, Compared
Quitclaim, limited warranty, general warranty, transfer-on-death, executor's, and administrator's. Six deeds, six different jobs. Here's exactly when to use each one.
The deed type you need depends on one question: do the parties trust each other? Between family, spouses, or an owner moving property into their own trust or LLC, a quitclaim is fast and cheap. In a sale to a stranger, you want a warranty deed that guarantees clear title. And to pass a home to an heir at death without probate, you want a transfer-on-death deed. If the owner has already passed and left an estate to settle, you want an executor's or administrator's deed instead, depending on whether there was a will. Every one of these is a flat $ 295 with us.
The six Georgia deed types
-
Quitclaim Deed →
Transfers whatever interest the owner has — with no warranty of clear title.
- Best for:
- Divorce, adding/removing a spouse, gifts to family, moving property to your own trust or LLC, name corrections.
- Title warranty:
- None
-
Limited Warranty Deed →
Guarantees clear title only for the period the current owner held the property.
- Best for:
- Sales where the seller will only stand behind their own ownership period — common with builders, banks, and investors.
- Title warranty:
- Partial (grantor’s ownership only)
-
General Warranty Deed →
Guarantees clear title all the way back through the property’s entire history.
- Best for:
- Traditional arm’s-length home sales between a buyer and seller who don’t know each other.
- Title warranty:
- Full (entire title history)
-
Transfer-on-Death Deed →
Names a beneficiary who inherits the property at your death — no probate, no lifetime transfer.
- Best for:
- Estate planning: passing a home to an heir while keeping full control and your homestead exemption during life.
- Title warranty:
- N/A (takes effect at death)
-
Executor's Deed →
Transfers estate property to an heir or buyer, signed by the executor named in a probated will.
- Best for:
- Settling an estate where a valid will named an executor and Letters Testamentary have been issued.
- Title warranty:
- None (conveys the estate's interest only)
-
Administrator's Deed →
Transfers estate property to an heir or buyer, signed by a court-appointed administrator.
- Best for:
- Settling an estate where there was no will and Letters of Administration have been issued.
- Title warranty:
- None (conveys the estate's interest only)
Side-by-side comparison
| Quitclaim | Limited Warranty | General Warranty | Transfer-on-Death | Executor's | Administrator's | |
|---|---|---|---|---|---|---|
| Transfers ownership now | ✓ | ✓ | ✓ | At death only | ✓ | ✓ |
| Grantor guarantees clear title | ✗ | Partial* | ✓ (full history) | — | ✗ | ✗ |
| Used between family / trust / LLC | ✓ | — | — | ✓ | — | — |
| Used in a sale between strangers | ✗ | ✓ | ✓ | ✗ | ✓ | ✓ |
| Avoids probate while you keep ownership for life | — | — | — | ✓ | — | — |
| Revocable while you’re alive | N/A | N/A | N/A | ✓ | N/A | N/A |
| Requires probate authority (Letters Testamentary/Administration) | ✗ | ✗ | ✗ | ✗ | ✓ | ✓ |
| Cost to prepare with us | $295 | $295 | $295 | $295 | $295 | $295 |
*Limited warranty covers only the period the grantor owned the property — not earlier owners.
How to choose the right deed
Transferring between people who trust each other? Use a quitclaim deed. Divorce, adding or removing a spouse, gifting the family home, moving property into your own trust or LLC, or fixing a name on the record — a quitclaim does all of these quickly because no title warranty is needed between parties who already trust one another.
Selling to a buyer who needs assurance the title is clean? Use a warranty deed. A general warranty deed guarantees the title all the way back through every prior owner — the standard for a normal home sale. A limited warranty deed guarantees only the time the current seller owned it, which is what builders, banks, and investors typically offer.
Planning to pass your home to an heir at death — without probate? Use a transfer-on-death deed. You keep full ownership and control while you're alive; the property passes to your named beneficiary automatically when you die. Georgia only began recognizing these in 2024 — see our guide to Georgia's transfer-on-death deed law.
Settling an estate after the owner has already passed? Use an executor's deed if there's a valid will naming an executor and probate has issued Letters Testamentary. Use an administrator's deed if there's no will and the court has appointed an administrator under Letters of Administration instead.
Still unsure? That's normal — and it's exactly what our title examiner confirms before anything is filed. Tell us your goal when you order, or book a free 10-minute call.
Common questions about Georgia deed types
What is the most common deed type in Georgia?
What’s the difference between a quitclaim and a warranty deed?
Does every Georgia deed cost the same to prepare?
Which deed avoids probate in Georgia?
What's the difference between an executor's deed and an administrator's deed?
Can I switch deed types if I picked the wrong one?
Related guides
- What a Georgia deed actually costs →Prep fee, recording fee, and transfer tax explained
- Do I need an attorney for a Georgia deed? →What the law requires — and where DIY goes wrong
- Transfer Georgia property to an LLC →The due-on-sale trap and how to do it right
- Georgia's transfer-on-death deed law →The 2024 statute and how to use it to skip probate
Know which deed you need?
Start your order — we review your deed choice against your situation before drafting begins, and if something doesn't line up, we'll go over your options with you before anything is filed. Flat $295, drafted in 2 business days, recorded in all 159 Georgia counties.