Land Trust — State Guide

Land trusts are recognized in 7 states. Select your state for specific requirements, or check states that don't recognize land trusts.

Recognizing States

Non-Recognizing States

California, Texas, and New York do not recognize land trusts.Learn what to use instead →

A land trust holds real estate through a trustee while you keep control as beneficiary — keeping your name off the public property record. Recognition varies sharply by state: seven states have explicit land-trust statutes or long-standing common-law recognition, while others (notably California, Texas, and New York) have no land-trust framework, so a standard revocable trust is the usual substitute.

Choosing a state to read

Each state page covers the same ground: whether land trusts are recognized and under which statute, the documents you need to create one, how recording works at the county level, how lenders treat a transfer under the Garn-St. Germain Act, and what happens to property taxes and homestead protections. Start with your property's state. If you own property in more than one state, each property follows the law of the state where it sits — land trusts are structured per property, not per person.

Common questions

Can I use an Illinois-style land trust in a state without a statute? Sometimes, but title companies and courts may not honor it the same way. The non-recognizing states page explains the workable alternatives.

Does a land trust hide property from lenders or courts? No. Lenders still underwrite the loan, and courts can reach beneficial interests in judgments and bankruptcy. A land trust provides privacy on the public record — not asset protection.

What does it cost to maintain one? There is no annual state filing or fee in the recognizing states. Costs are the deed recording fee at setup and any trustee fees you agree to.

Ready to create one? Use the free land trust generator, then read your state's page for recording steps.