Mississippi enacted its own version of a real-property transfer-on-death tool through the Mississippi Real Property Transfer-on-Death Act. Under Mississippi Code §91-27-9, effective July 1, 2020, an individual can transfer their interest in real property to one or more named beneficiaries, with that transfer taking effect only at the transferor's death (Mississippi Code §91-27-9).
It's worth being precise about what this deed does and doesn't do while the owner is alive. The statute is explicit that during the transferor's lifetime, the deed has no effect on the owner's rights — including the right to transfer or encumber the property, homestead rights, applicable ad valorem tax exemptions, or creditor rights — and it creates no legal or equitable interest in the named beneficiary until death actually occurs (Mississippi Code §91-27-23).
This is a genuine estate-planning tool for avoiding probate on real property, but it's not the same thing as a completed lifetime gift, and neither of the located Mississippi Medicaid sources confirms that using one exempts a family from a transfer penalty or an estate-recovery claim after death.
← Back to the full Mississippi guide