Land Trust Florida: Navigating Privacy and Asset Protection in Real Estate

land trust florida

Short Answer:

Florida land trusts offer privacy, asset protection, and limit liability for real estate transfers. They require legal steps, including attorney involvement, to ensure state law compliance. Beneficial for those seeking professional guidance to navigate property ownership discreetly.

Introduction & Background

As an attorney with over a decade of experience in major real estate transactions and a comprehensive background in Venture Capital, M&A, and private equity transactions at prestigious law firms, I have gained a unique insight into the intricacies of Florida land trusts. These legal arrangements, as outlined in the Florida Land Trust Statute 689.071, offer unparalleled benefits for individuals, families, and legal entities looking to manage real estate property with an emphasis on privacy, asset protection, and liability limitations.

My work, particularly at Locke Lord LLP and Lowndes, Drosdick, Doster, Kantor & Reed, P.A., has equipped me with the expertise to navigate the complex legal landscape of Florida land trusts, making me a valuable resource for anyone looking to leverage these advantages effectively.

The importance of understanding and properly establishing a Florida land trust cannot be overstated. These trusts not only provide a mechanism for separating legal title from beneficial ownership interests, thereby ensuring privacy and protecting assets, but they also involve multiple steps and costs, including attorney fees, to ensure compliance with state law. My academic involvement at the University of Florida’s Fredric G. Levin College of Law, where I taught Entrepreneurial Law, further underscores my commitment to educating and guiding individuals through the legal nuances of real estate transactions. Drawing from my rich background and hands-on experience, I aim to demystify the process of establishing a Florida land trust and highlight its significant benefits, ensuring clients navigate these legal waters with confidence and ease.

Key Takeaways

  • Florida land trusts provide privacy, asset protection and liability limitations for individuals transferring real estate property into the trust.
  • Establishing a Florida land trust involves multiple steps and costs including attorney fees to ensure compliance with state law.
  • Leverage the benefits of a Florida land trust by working with experienced professionals such as attorneys and real estate experts when navigating the legal landscape.

Understanding Florida Land Trusts

Illustration of a trust agreement document with the title 'Florida Land Trust Agreement' for privacy and asset protection

Florida land trusts are legal arrangements outlined in the Florida Land Trust Statute 689.071 that allow any individual, family, or legal entity to establish a land trust in Florida for real estate property. These trusts serve to separate legal title from beneficial ownership interests, enabling property owners to maintain privacy and protect assets. Governed by Florida law, land trusts are known for their privacy, adaptability, and asset protection advantages. A Florida land trust agreement is the document that outlines the terms and conditions of this arrangement.

When property is transferred into a land trust, the trustee holds the property on behalf of the beneficiary, who maintains a beneficial interest, ownership rights and control. This structure effectively shields property owners’ personal assets and provides asset protection benefits such as limiting liability and maintaining anonymity in public records.

Key Components of a Florida Land Trust

Illustration of a trustee holding legal title document with the title 'Florida Land Trustee' for property management

A successful Florida land trust hinges on three essential elements: the grantor, trustee, and the beneficiary’s interest. Each plays a critical role in ensuring the trust operates smoothly and effectively.

Let’s examine the responsibilities and significance of each party in more detail.


The grantor, as the property owner, is the current owner of the real estate who initiates the land trust and transfers the property into it. As the trustor or settlor, this individual must comply with the legal requirements outlined in Florida Land Trust Statute 689.071 to establish a valid land trust. Notably, a grantor can also serve as a trustee or beneficiary within the same land trust, offering flexibility in structuring the land trust structure and agreement.

When the grantor transfers property into the trust, they effectively isolate their personal assets from their real estate holdings, improving asset protection and privacy. This transfer is a crucial step in leveraging the benefits of a Florida land trust.


The trustee is responsible for:

  • Being the legal holder of the property
  • Managing it according to the trust agreement
  • Acting in the best interest of the beneficiary
  • Adhering to the terms outlined in the written land trust agreement

Eligible trustees successor beneficiaries can be individuals, businesses, trusts, or other legal entities such as LLCs.

While an LLC can serve as a trustee, remember that the name of the manager and registered agent of the trustee is publicly searchable in Florida. Trustees must balance the need for privacy with their fiduciary duty to manage the trust property effectively.


The land trust beneficiary is the heart of the Florida land trust, holding control over the property and reaping the benefits of the assets held in the trust. Beneficiaries retain the right to receive income from the land trust property, make decisions regarding the property, and enjoy beneficial ownership rights.

The land trust agreement guarantees that the beneficiary retains control over the property, providing written agreement give them full and exclusive control over the real estate or personal property within the trust. However, bear in mind that the beneficiary also carries the risk of financial loss from poor investments.

Establishing a Florida Land Trust: Steps and Costs

Photo of an attorney and client discussing the establishment of a Florida Land Trust for privacy and asset protection

Establishing a Florida land trust involves several key steps:

  1. Selecting the grantor, trustee, and beneficiary
  2. Drafting a written land trust agreement
  3. Transferring the property into the trust by signing and filing the trust agreement and recording the instrument with the appropriate county office

This process successfully transfers legal title to the trustee and separates the beneficiary’s personal assets from their real estate holdings.

Although the process of establishing a land trust may appear simple, one must consider the related costs, including attorney fees for drafting the land trust deed, agreement and any necessary legal documents. These expenses are necessary to ensure a properly established and maintained land trust that complies with Florida law.

Privacy and Anonymity Advantages

Photo of a padlock with the text 'Privacy' symbolizing the privacy and anonymity advantages of Florida Land Trusts

One of the most appealing aspects of Florida land trusts is the privacy and anonymity they provide. By holding property in a trust, the beneficiary’s identity is kept confidential, allowing for anonymous property ownership. This level of privacy protection can be especially beneficial for high-profile individuals or those with significant assets who wish to keep their property holdings out of the public eye.

Moreover, land trusts can also protect property owners from becoming targets for litigation by separating personal assets from real estate holdings. This asset protection benefit, combined with the confidentiality of the beneficiary’s identity, makes Florida land trusts an attractive option for those seeking privacy in their property ownership.

Asset Protection and Liability Limitations

Illustration of a shield protecting assets with the text 'Asset Protection' depicting the asset protection and liability limitations of Florida Land Trusts

While Florida land trusts offer valuable asset protection benefits, they may not fully protect real property owners from all liabilities. By separating personal assets from real estate holdings, land trusts can limit the exposure of the beneficiary’s assets in the event of legal action or creditor claims.

However, keep in mind that land trusts are not an absolute solution for asset protection, and property owners should thoughtfully consider their options and consult legal and financial advisors to determine the optimal course of action for their unique circumstances.

Tax Implications and Homestead Exemption

Florida land trusts also have tax implications for beneficiaries, who are responsible for paying taxes on income generated by the property held in the trust. Depending on the trust’s structure, beneficiaries may also be eligible for homestead exemption benefits, which provide creditor protection for named beneficiaries.

To qualify for the Florida homestead exemption, the trust and deed must be drafted correctly. Property owners should collaborate closely with their legal and financial advisors to ensure a comprehensive understanding of the tax implications and eligibility requirements for homestead exemption benefits during the establishment of a Florida land trust.

Real Estate Investment and Land Trusts

Real estate investors can leverage Florida land trusts to maximize their property investment strategy by utilizing the following benefits:

  • Privacy: By holding title to property in a trust, investors can shield their personal assets and maintain anonymity in property ownership.
  • Asset protection: Land trusts provide a layer of protection for investors’ assets, reducing the risk of legal claims or judgments.
  • Flexibility: Land trusts allow investors to adapt to changing market conditions with ease, as they can easily transfer or sell beneficial interests in the trust.

By utilizing these benefits, investors can enhance their investment strategy and achieve their financial goals.

With the enhanced asset protection and privacy benefits of a Florida land trust, investors can confidently navigate the world of real estate investment, knowing that their assets are safeguarded and their identity is protected from scrutiny.

Challenges and Drawbacks of Florida Land Trusts

Despite their advantages, Florida land trusts come with some challenges and drawbacks, including:

  • Financing limitations
  • Transfer tax implications
  • Loss of direct control
  • Evolving legal landscape

For example, lenders may require trustees to provide personal guarantees for loans when financing properties held in land trusts.

Additionally, transfer tax implications can be complex, and property owners should seek guidance from legal and financial professionals with expertise in land trusts and Florida law to ensure compliance and minimize potential issues. Understanding these challenges and drawbacks enables investors to make educated decisions when setting up a Florida land trust.

Choosing the Right Trustee: Individuals vs. Legal Entities

Selecting the right trustee is crucial for the success of a Florida land trust. Trustees can be individuals, businesses, or legal entities such as LLCs, each with their own advantages and disadvantages. For example, an individual trustee may offer more privacy protection but may lack the asset protection benefits of a legal entity like an LLC.

An LLC serving as a trustee can offer improved asset protection, limited liability for its members, and potential tax advantages. However, property owners must weigh these benefits against any potential drawbacks, such as loss of homestead bankruptcy, liability protection, and tax benefits, when choosing the right trustee for their land trust.

Navigating the Legal Landscape: Working with Professionals

Setting up and maintaining a Florida land trust involves maneuvering through a complex legal environment. Working with professionals, such as attorneys and real estate experts, is essential for ensuring a properly established and maintained trust. These professionals should possess knowledge and experience in Florida asset protection laws, real estate law, and land trust agreement forms and documentation requirements.

Engaging professionals for establishing a Florida land trust typically costs between $1,500 and $2,500. While this cost may appear intimidating, the investment in professional guidance can save property owners time, money, and prevent potential legal issues in the long run.


Florida land trusts offer numerous benefits to property owners, including privacy, asset protection, and flexibility in property transactions. However, it’s essential to understand the challenges and drawbacks associated with these trusts, such as financing limitations and transfer tax implications. By working with knowledgeable professionals, property owners can confidently establish a Florida land trust that meets their unique needs and safeguards their assets.

Frequently Asked Questions

What is a land trust in florida?

A Florida Land Trust is a very legal ownership arrangement in which an owner transfers their interest in property to a trustee who holds title on their behalf. The trust offers privacy, flexibility and certain asset protection benefits, while also separating legal title and equitable ownership of the land. Furthermore, the trust is established pursuant to the 2006 Florida Land Trust Act.

How to create a land trust in florida?

Creating a land trust in Florida requires selecting a trustee to hold legal title to the property, entering into a trust agreement, transferring the property into the name of the land trust, and ensuring the identity of the land trust beneficiaries beneficiary remains private. These steps can be achieved through the execution of two documents: a Deed in Trust and a Florida Land Trust Agreement.

What is the benefit of a land trust?

A land trust can provide a variety of benefits for landowners, including tax exemptions, liability and privacy protection, and the ability to define wishes as to how the land should be taken care of. Additionally, land trusts offer a source of funding for individuals or entities looking to raise money.

How does a Florida land trust provide privacy to property owners?

A Florida land trust provides privacy to property owners by keeping their identities confidential, allowing for anonymous property ownership.

Can an LLC serve as a trustee in a Florida land trust?

Yes, an LLC can serve as a trustee in a Florida land trust, offering its members asset protection and a limited liability company.

Legal Disclaimer

The information provided in this article is for general informational purposes only and should not be construed as legal or tax advice. The content presented is not intended to be a substitute for professional legal, tax, or financial advice, nor should it be relied upon as such. Readers are encouraged to consult with their own attorney, CPA, and tax advisors to obtain specific guidance and advice tailored to their individual circumstances. No responsibility is assumed for any inaccuracies or errors in the information contained herein, and John Montague and Montague Law expressly disclaim any liability for any actions taken or not taken based on the information provided in this article.

Contact Info

Address: 5422 First Coast Highway
Suite #125
Amelia Island, FL 32034

Phone: 904-234-5653

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