/* Not legal advice. This page is research, not compliance guidance. */ /* */
Property records baseline
recorder, assessor, and tax-roll systems remain separate record systems and unresolved cells stay typed unknown.
Beneficiary disclosure triggers
a disclosure trigger does not imply public access unless the cited cell states public access.
For eligibility and application procedures, consult the administering agency through its official website. Example: the Wyoming legislature — Title 17, Chapter 23 (trust statutes).
Land Trust Privacy by State: What Deeds, Tax Rolls, and Disclosure Rules Show
Status: land-trust existence and type are rendered for all 51 jurisdictions below, citation-bound to primary government sources (see the statute-and-disclosure table). Deed, assessor, and tax-roll display cells remain primary-source placeholders pending a separate p4/p5 pass. Not legal advice.
Short answer
This page separates land-trust statute status, deed and recorder display, assessor and tax-roll control, and beneficiary-disclosure triggers. The statute-status table below renders a three-way answer for every jurisdiction — a dedicated land-trust regime, a real-property trust-title mechanism with no dedicated act, or none found under the pinned method — because a flat yes/no would tell a reader in a no-dedicated-act state they have an Illinois-style land trust when they do not. Arizona and Utah's qualifying statutes are disclosure-mandate provisions and are flagged as not a privacy route. County-controlled gaps remain visible instead of becoming national anonymity claims.
What property records show before a land trust changes the title path
No Wyoming land-trust county-recorder record rule found; §34-2-122 lets a conveyance define a trust-grantee by name/date or by record reference, a general conveyancing mechanic available for any trust, not a land-trust-specific recorder rule. lt.recorder_record_shows Assessor slot: No Wyoming land-trust assessor-portal rule found; Title 39's assessment-roll provision is a generic property-tax administration rule naming any property owner, with no land-trust-specific text, and no land-trust regime exists under the frozen method for a portal-control rule to attach to. lt.assessor_portal_control Tax-roll slot: No Wyoming land-trust taxpayer-name-on-roll rule found; Title 39's annual-listing provision is a generic property-tax administration rule naming the property owner, with no land-trust-specific text, and no land-trust regime exists under the frozen method for a taxpayer-roll rule to attach to. lt.taxpayer_name_on_roll Recorder, assessor, and tax-roll answers remain separate record-system questions.
For eligibility and application procedures, consult the administering agency through its official website. Official target pending the source URL on lt.recorder_record_shows.
Which states have a land-trust statute?
Every row below renders the officer-ruled (ga-gkcxpo) three-way land-trust answer: a dedicated land-trust regime (a named land-trust or title-holding-trust act), a real-property trust-title mechanism with no dedicated act (a conveyancing or recording provision whose subject is how a trust takes or records real property title, but not a named land-trust statute), or none found under the frozen census method. A none-found result cannot be converted into a claim that land trusts are unavailable in that jurisdiction — it means no primary government source met the method's real-property-title specificity test. Arizona and Utah's qualifying provisions are beneficiary/trustee disclosure mandates on the recorded instrument and are flagged as not a privacy route in the table.
| Jurisdiction | Land-trust answer | Privacy route | Special land-trust statute | Trust type | Trustee title on deed | Beneficiary-disclosure trigger | Controlling citation |
|---|---|---|---|---|---|---|---|
| Alaska | None found by pinned method | — | None found by pinned method. | No Alaska private land-trust type found under the frozen land-trust method; Title 34 contains generic trust-conveyance and common-interest-community references. | No Alaska land-trust-specific trustee-title-on-deed rule found under the frozen land-trust method; AS 34.25.055 is generic trust-conveyance law. | Not established under the method as of 2026-09-30. | Not established under the method as of 2026-09-30. |
| Alabama | None found by pinned method | — | None found by pinned method. | Not established under the method as of 2026-10-01. | Not established under the method as of 2026-10-01. | Not established under the method as of 2026-10-01. | Not established under the method as of 2026-10-01. |
| Arkansas | None found by pinned method | — | None found by pinned method. | Not established under the method as of 2026-09-30. | Not established under the method as of 2026-09-30. | Not established under the method as of 2026-09-30. | Not established under the method as of 2026-09-30. |
| Arizona | Real-property trust-title mechanism (no dedicated act) | Not a privacy route — disclosure-mandate note | A.R.S. section 33-404 governs disclosure of beneficiaries when trustee-held real property is conveyed or recorded. | Arizona source set addresses real-property trusts and trustee-held title in deeds/conveyances. | A deed or conveyance where the grantee is described as or acts as trustee triggers beneficiary disclosure. | Disclosure is triggered by trustee grantee conveyances, trustee grantor conveyances, and recorded notice of beneficiary changes. | Disclosure act citation: A.R.S. section 33-404. |
| California | Real-property trust-title mechanism (no dedicated act) | — | Cal. Prob. Code § 18100.5 is a real-property trust-title certification mechanism — Tier B found. Prior LegInfo land-trust/title-holding-trust term search (44/0 hits) never reached this certification-of-trust provision; retained as prior-class context, not the basis. | California statutory certification of trust: a trustee may present a certification in lieu of the full trust instrument to establish the trust's existence or terms, including the legal description of real property held in the trust. | § 18100.5(c): the certification, as an acknowledged declaration signed by all currently acting trustees, may be recorded in the office of the county recorder in the county where the real property is located. | § 18100.5(d)-(e): the certification need not contain the trust's dispositive provisions; a person whose interest is affected may require excerpts designating the trustee or conferring authority, but not the dispositive terms or beneficiary identities. | Cal. Prob. Code § 18100.5(b)-(c) governs what the certification may contain and how it is executed/recorded. |
| Colorado | Real-property trust-title mechanism (no dedicated act) | — | C.R.S. § 38-30-108.5 (w/ § 38-30-172) is a real-property trust-title recording mechanism (trustee statement of authority) — Tier B found. Supporting § 15-5-1013 (generic UTC certification) was reviewed and confirmed non-qualifying (no real-property recording text); kept as context, not the basis. | Colorado real-property trust-recording mechanism under C.R.S. § 38-30-108.5: a trust may deal with real or personal property in the trust's own name, evidenced for real property by a recordable trustee statement of authority. | § 38-30-108.5(2): to evidence a trustee's authority over real property held in the trust's name, any trustee may execute and record a statement of authority with the county clerk and recorder of the county where the real property is located. | § 38-30-172(2)(d): a statement of authority need only state the entity's name, type/formation jurisdiction, mailing address, and the authorized signer's name or position — it does not require disclosure of the trust's settlor, beneficiaries, or dispositive terms. | C.R.S. §§ 38-30-108.5, 38-30-172 together define and govern the real-property trust statement-of-authority recording mechanism. |
| Connecticut | Real-property trust-title mechanism (no dedicated act) | — | Sec. 47-6b. Conveyances to nonprofit land-holding organizations. | “Nonprofit land-holding organization” means a nonprofit corporation incorporated pursuant to chapter 602, or any predecessor statute thereto, having as one of its principal purposes the conservation and preservation of land, including, but not limited to, a land trust; | Any transfer of an interest in real property to a trust, rather than to the trustee or trustees of the trust, shall constitute a valid and enforceable transfer of such interest. | A trustee: (1) Upon request of a beneficiary, shall promptly furnish to the beneficiary a copy of the relevant portions of the trust instrument; (2) within sixty days after accepting a trusteeship, shall notify the qualified beneficiaries of the acceptance and of the trustee's name, address and telephone number; | Not established under the method as of 2026-09-30. |
| District of Columbia | None found by pinned method | — | None found by pinned method. | No DC land-trust type found; the Title 29 statutory trust is a generic business-trust entity form created by Mayor-filed certificate, not a real-property title-holding trust type. | No DC land-trust trustee-title-on-deed rule found; the Title 29 ‘hold or take title to property’ power is the entity's generic property-holding clause, with no real-property/real-estate/deed text anywhere in the chapter. | No DC land-trust beneficiary-disclosure trigger found; the Title 29 certificate-of-trust content rule (trust name, principal-office address, registered agent) is the generic statutory-trust formation filing, not a real-property disclosure trigger. | No DC land-trust-specific disclosure act found; D.C. Code §29-1202.01's certificate-of-trust filing governs the generic statutory-trust entity, not a land-trust disclosure act. |
| Delaware | None found by pinned method | — | None found by pinned method. | No Delaware land-trust type found; the statutory trust is a generic business-trust entity form organized for any lawful business or activity, expressly including REIT/REMIC qualification, not a real-property title-holding trust type. | No Delaware land-trust trustee-title-on-deed rule found; the Act's title-holding language is the entity's generic ‘holding or otherwise taking title to property’ purpose clause, not a real-property-specific trustee-title rule. | No Delaware land-trust beneficiary-disclosure trigger found; the Act's beneficial-owner/beneficial-interest definitions and certificate-of-trust filing govern the generic statutory-trust entity, not a real-property disclosure trigger. | No Delaware land-trust-specific disclosure act found; 12 Del. C. §3810's certificate-of-trust filing (trust name, Delaware trustee/registered-agent address) is the generic statutory-trust formation filing, not a land-trust disclosure act. |
| Florida | Dedicated land-trust/title-holding-trust act | — | Fla. Stat. § 689.071 is the Florida Land Trust Act. | Florida land trust is an express written arrangement in land with title vested in a trustee by recorded instrument. | Recorded instrument vests legal and equitable title in the land-trust trustee. | Recorded land-trust instrument need not name beneficiaries; parties dealing with trustee need not inquire into unrecorded trust terms. | Florida Land Trust Act citation is Fla. Stat. § 689.071. |
| Georgia | Dedicated land-trust/title-holding-trust act | — | This value is pending independent confirmation and is withheld until validated. | Trust estate created by deed for property owners or persons seeking beneficial ownership. | Legal title to trust-estate property vests and remains in the trustee during the estate. | Beneficial interests are represented by certificates issued as provided by the deed. | Deed filing and Secretary of State return provisions are in O.C.G.A. §§ 53-12-152 and 53-12-157. |
| Hawaii | Dedicated land-trust/title-holding-trust act | — | Hawaii has a beneficiary-controlled land-trust chapter at HRS Chapter 558. | The chapter authorizes trusts that incorporate Chapter 558 by reference and convey title to a qualified trustee. | A recorded instrument transferring real-property interests to a qualified trustee vests legal and equitable title in the trustee. | Beneficiaries must be disclosed in the recorded conveyance and in litigation, violation, government-contract, and application contexts stated in HRS §558-8. | HRS §558-8 is the beneficiary-disclosure section. |
| Iowa | Real-property trust-title mechanism (no dedicated act) | — | Iowa Code §614.14 governs real estate interests transferred by a trustee; no separate current Iowa land-trust act was found in the reviewed official search results. | Iowa source set supports generic trust-held real estate mechanics, not a separate land-trust entity type. | Iowa treats real estate held of record by a trust as held of record by the trustee. | Not established under the method as of 2026-09-30. | Not established under the method as of 2026-09-30. |
| Idaho | None found by pinned method | — | None found by pinned method. | Not established under the method as of 2026-09-30. | Not established under the method as of 2026-09-30. | Not established under the method as of 2026-09-30. | Not established under the method as of 2026-09-30. |
| Illinois | Dedicated land-trust/title-holding-trust act | — | Illinois has a Land Trust Beneficial Interest Disclosure Act at 765 ILCS 405. | Illinois defines a land trust as an arrangement in which trustee-held real-property title benefits beneficiaries whose interest is personal property. | The Illinois land-trust definition states that legal and equitable title to real property is held by a trustee. | Applications to Illinois, its agencies, or political subdivisions for land-related benefits, authorizations, licenses, or permits must identify each land-trust beneficiary by name, address, and interest. | Illinois requires each land-trust beneficiary to be identified regardless of interest size when the statutory application trigger applies. |
| Indiana | None found by pinned method | — | None found by pinned method. | No qualifying result found under the method as of 2026-09-30. | The reviewed primary source does not address this field as of 2026-09-30. | The reviewed primary source does not address this field as of 2026-09-30. | No qualifying result found under the method as of 2026-09-30. |
| Kansas | None found by pinned method | — | None found by pinned method. | No qualifying result found under the method as of 2026-09-30. | The reviewed primary source does not address this field as of 2026-09-30. | The reviewed primary source does not address this field as of 2026-09-30. | No qualifying result found under the method as of 2026-09-30. |
| Kentucky | None found by pinned method | — | None found by pinned method. | Not established under the method as of 2026-09-30. | Not established under the method as of 2026-09-30. | Not established under the method as of 2026-09-30. | Not established under the method as of 2026-09-30. |
| Louisiana | Real-property trust-title mechanism (no dedicated act) | — | Louisiana trust-held immovable-property recordation grounded in R.S. 9:2092. | R.S. 9:2092 applies to inter vivos trusts and testamentary trusts whose property includes immovables. | Recorded trust extract must identify trustee information; the statute does not prescribe a separate marketing-style land-trust deed-title form. | Recording an extract of trust under R.S. 9:2092 requires beneficiary name or description. | R.S. 9:2092 is the statewide trust-recordation disclosure mechanism found for trust-held immovable property. |
| Massachusetts | Real-property trust-title mechanism (no dedicated act) | — | Massachusetts General Laws chapter 184, section 35 governs trustee certificates for real estate owned by nontestamentary trusts. | Massachusetts source set supports nontestamentary trust-held real estate certificate mechanics, not a separate land-trust entity type. | The trustee who appears from registry or land-court records may sign the certificate for real estate owned by the nontestamentary trust. | A trustee certificate may certify the identity of trustees or beneficiaries; no separate mandatory land-trust beneficiary-disclosure act was found. | Not established under the method as of 2026-09-30. |
| Maryland | None found by pinned method | — | None found by pinned method. | No qualifying result found under the method as of 2026-09-30. | No qualifying result found under the method as of 2026-09-30. | The reviewed primary source does not address this field as of 2026-09-30. | Not established under the method as of 2026-09-30. |
| Maine | None found by pinned method | — | None found by pinned method. | No Maine state-level land-trust or title-holding real-property trust regime was found in the adjudicated census source set. | No Maine land-trust-specific trustee-title-on-deed rule was found; 33 M.R.S. section 851-A is a general trust-conveyance rule and was not counted as a land-trust regime. | No Maine land-trust-specific beneficiary-disclosure trigger was found in the adjudicated census source set. | No Maine land-trust-specific beneficiary-disclosure act citation was found in the adjudicated census source set. |
| Michigan | Real-property trust-title mechanism (no dedicated act) | — | Michigan has an express-trust real-property recording and certificate-of-trust regime under MCL 565.431, MCL 565.435, and MCL 700.7913. | The state source set identifies an express-trust real-property instrument and certificate-of-trust regime, not a land-trust-specific title act. | A real-property instrument executed pursuant to an express trust may be accompanied by a certificate of trust that includes the legal description of the affected real property. | A trustee may furnish a certificate of trust instead of the trust instrument to a person other than a trust beneficiary; the certificate need not include dispositive terms. | The operative Michigan disclosure/source citations in the captured set are MCL 565.431 and MCL 700.7913. |
| Minnesota | Real-property trust-title mechanism (no dedicated act) | — | Minn. Stat. 501C.1013 and 501C.1014 establish a certificate-of-trust and trustee-affidavit regime usable for real-property title transactions. | Equivalent real-property trust privacy substrate: certificate of trust and trustee affidavit document trustee identity and powers for real-property transactions. | Trustee affidavits identify trustees empowered to transfer title interests in real property held in trust. | The reviewed primary source does not address this field as of 2026-10-01. | The certificate-of-trust source authorizes a partial certificate that sets forth fewer than all trust-instrument provisions; no beneficiary-disclosure trigger is stated in the cited section. |
| Missouri | None found by pinned method | — | None found by pinned method. | No Missouri land-trust trust type was found; Chapter 141's 'land trust' is a public corporation acting in a governmental capacity, not a private settlor/trustee/beneficiary trust form. | Not addressed: Section 141.750's warranty-deed conveyance authority belongs to the Chapter 141 public-corporation land trust, not a private trustee-title-on-deed mechanism. | Not addressed: Section 141.710's 'beneficiaries' are the taxing authorities imposing real estate taxes, not private trust beneficiaries with a disclosure trigger. | No separate Missouri land-trust-specific beneficiary disclosure act citation is stated in the captured Chapter 141 land-trust sections. |
| Mississippi | Real-property trust-title mechanism (no dedicated act) | — | Miss. Code Ann. § 91-8-407(b) (Mississippi Uniform Trust Code: memorandum of trust filed with the chancery clerk in connection with a deed of conveyance of real property) is the Tier B found basis. § 91-8-1013 (Certification of Trust) was also reviewed and confirmed generic, with no real-property recording text; it is not the basis for this cell. | Mississippi has no dedicated land-trust act; it has a real-property trust-memorandum recording mechanism in its general trust code (Miss. Code Ann. § 91-8-407(b)), distinct from and more specific than the state's generic § 91-8-1013 certification-of-trust provision. | § 91-8-407(b)(2) permits the deed of conveyance itself to serve as the memorandum of trust (or an amendment to it) when it contains the information a memorandum must contain, so a recorded deed to the trust or trustee can itself satisfy the real-property trust-memorandum requirement. | § 91-8-407(b)(2) requires a memorandum of trust to state the trust's name, the trustee's identity and address, the settlor's identity and address, a legally sufficient description of the real-property interests held by or conveyed to the trust, termination terms, and the trustee's general powers — it does not require naming beneficiaries. | not_land_trust_specific — § 91-8-407(b) is itself the real-property trust-memorandum mechanism; there is no separate land-trust disclosure act. |
| Montana | None found by pinned method | — | None found by pinned method. | No Montana land-trust type found; the business trust/Massachusetts trust is a generic common-law business-entity form, not a real-property title-holding trust type. | No Montana land-trust trustee-title-on-deed rule found; ‘property is held and managed by trustees’ is the entity's generic property-holding definition, not a real-property-specific trustee-title rule. | No Montana land-trust beneficiary-disclosure trigger found; the filed verified trustee list and transferable beneficial-interest certificates are generic business-trust filing/securities mechanics, not a real-property disclosure trigger. | No Montana land-trust-specific disclosure act found; §§35-5-201 and 35-5-203 are generic business-trust filing/amendment mechanics, not a land-trust disclosure act. |
| North Carolina | Real-property trust-title mechanism (no dedicated act) | — | N.C.G.S. 36C-10-1013(j) makes a certification of trust registrable with the county register of deeds in a real-property transaction; N.C.G.S. 39-45 separately authorizes business trusts to acquire and hold real estate in their trust names -- the real-property-specific Tier B basis for NC's found classification (36C-10-1013, already cited by the sibling lt.recorder_record_shows cell, textually parallels the ratified SC 62-7-1013(j) Tier-B exemplar). N.C.G.S. 39-44's business-trust definition (a mere Illinois-land-trust definitional reference, which officer-lt-boundary.md's frozen test excludes as presupposing but not establishing the regime) is no longer cited here. | N.C.G.S. 36C-10-1013(a)(8) requires a certification of trust to state the manner of taking title to trust property -- the real-property-title mechanic that is NC's Tier B basis (textually parallel to S.C. Code 62-7-1013(a)'s identical clause). N.C.G.S. 39-44's Illinois-land-trust definitional reference is no longer cited here. | A deed or other instrument purporting to transfer property to a trust is deemed a transfer to the trustee or trustees of that trust. | No qualifying result found under the method as of 2026-09-30. | No qualifying result found under the method as of 2026-09-30. |
| North Dakota | Real-property trust-title mechanism (no dedicated act) | — | North Dakota's real-property record-title scheme (N.D. Cent. Code ch. 47-19, including §§ 47-19-01 and 47-19-07) includes § 47-19-42.1, which validates a conveyance naming a trust as grantee rather than its trustee when the grantee's identity is reasonably ascertainable -- a real-property trust-title mechanism (Tier B), not a dedicated land-trust act (Tier A). § 59-12-18 (trust creation/writing formalities) is excluded baseline law, not the decisive basis. | North Dakota's trust-title mechanism is a real-property trust-title regime (Tier B): a trust may be named directly as the grantee on a real-property conveyance without the trustee being separately named, so long as the grantee's identity is reasonably ascertainable (N.D. Cent. Code § 47-19-42.1) -- not a dedicated land-trust act (Tier A). | A North Dakota conveyance is not void or voidable solely because the grantee is a trust rather than the trustee, so long as the grantee's identity is reasonably ascertainable from the conveyance or other public record (N.D. Cent. Code § 47-19-42.1). | The reviewed primary source does not address this field as of 2026-09-30. | The reviewed primary source does not address this field as of 2026-09-30. |
| Nebraska | None found by pinned method | — | None found by pinned method. | No Nebraska land-trust trust type was located; reviewed Nebraska sources contain general trust/land provisions rather than a land-trust regime. | No Nebraska land-trust trustee-title-on-deed rule was located in the reviewed official source set. | No Nebraska land-trust beneficiary-disclosure trigger was located in the reviewed official source set. | No Nebraska land-trust disclosure-act citation was located in the reviewed official source set. |
| New Hampshire | Real-property trust-title mechanism (no dedicated act) | — | New Hampshire RSA 477:17 governs trusts concerning lands; RSA 564-B:10-1013 governs certification of trust. | The official source set supports generic trusts concerning lands and trust certifications, not a separate New Hampshire land-trust entity type. | A certification of trust may state the manner of taking title to trust property; conveyances affecting real estate title are recorded in the county registry of deeds. | A trustee may furnish a certification instead of the trust instrument to nonbeneficiaries, and the certification need not contain dispositive terms; no separate land-trust beneficiary-disclosure act was found. | No qualifying result found under the method as of 2026-09-30. |
| New Jersey | None found by pinned method | — | None found by pinned method. | No qualifying result found under the method as of 2026-09-30. | No qualifying result found under the method as of 2026-09-30. | No qualifying result found under the method as of 2026-09-30. | No qualifying result found under the method as of 2026-09-30. |
| New Mexico | Real-property trust-title mechanism (no dedicated act) | — | NMSA 1978, Section 46A-10-1013(B) (New Mexico Uniform Trust Code) provides a real-property-recording mechanism for a certification of trust. | New Mexico Uniform Trust Code certification of trust (46A-10-1013); subsection B specifically addresses a certification used to affect title to real property, allowing the recipient to require it to be acknowledged by a trustee so it may be recorded -- a real-property-recording provision, not merely a general third-party certification. | Not established under the method as of 2026-10-01. | Not established under the method as of 2026-10-01. | Not established under the method as of 2026-10-01. |
| Nevada | Real-property trust-title mechanism (no dedicated act) | — | NRS 163.008(2) expressly permits recording a real-property trust in the county where the property is located -- the Tier B (real_property_trust_title) recording mechanism; subsection (1) alone (validity by written instrument or by operation of law) would not by itself establish recordability. | Nevada recognizes a trust created in relation to real property if evidenced by operation of law or specified written instruments (NRS 163.008(1)); such a trust may then be recorded in the county where the property is located under NRS 163.008(2) -- the Tier B (real_property_trust_title) recording mechanism, not an inference from generic trustee powers. | The reviewed primary source does not address this field as of 2026-10-01. | When a recorded document has a trustee party, Nevada recorder indexes include the trustee and the party for whom the trust is held; deed-of-trust trustee exceptions apply. | NRS 247.150 is the state recorder-index disclosure rule relevant to trustee-party recorded documents; no separate land-trust disclosure act label was found. |
| New York | None found by pinned method | — | None found by pinned method. | No New York land-trust trust type was found; the reviewed sections describe a community-land-trust property-tax exemption and municipal land-preservation activities, not a title-holding trust form. | Not addressed: reviewed NY land-trust result sections do not specify trustee title-on-deed wording. | Not addressed: reviewed NY land-trust result sections do not state beneficiary-disclosure triggers. | Not addressed: no separate beneficiary-disclosure act citation was stated in the reviewed NY land-trust result sections. |
| Ohio | Real-property trust-title mechanism (no dedicated act) | — | Ohio has a real-property trust memorandum regime rather than a separately titled land trust act. | A disclosed trust conveying real property uses a memorandum of trust recorded in the county where the real property is located. | If a trust is grantor or grantee and a compliant memorandum is recorded, the conveyance is considered to be to or from the trustee or trustees. | A memorandum of trust must state trustee name/address, trust execution date, and trustee real-property powers/restrictions; the required list does not include beneficiaries. | The memorandum-of-trust disclosure/recording mechanism is in Ohio Rev. Code § 5301.255. |
| Oklahoma | Real-property trust-title mechanism (no dedicated act) | — | Oklahoma has an equivalent real-property express-trust regime under the Oklahoma Trust Act, including 60 O.S. §§ 175.1, 175.2, 175.6, and 175.6a. | The Oklahoma Trust Act covers express trusts in real and personal property; its definition excludes business trusts. | Real property may be acquired and held in the name of an express private trust, with conveyances made in the trust name by the trustees. | The county-clerk memorandum required for trust-held real property states the creation date and trustee names; a certification of trust need not include dispositive terms. | No qualifying result found under the method as of 2026-09-30. |
| Oregon | Real-property trust-title mechanism (no dedicated act) | — | Oregon trust-held real-property regime is grounded in ORS 93.190, 93.210, 93.260, 130.860, 205.130, 308.215, and 311.250. | Oregon source set supports express trusts and trustee-held real property rather than a separately named land-trust act. | Oregon deed law recognizes deeds made to a grantee in trust or designating the grantee as trustee without naming a beneficiary. | A nonbeneficiary proposing to deal with the trustee may require a certification of trust; dispositive terms need not be included. | ORS 130.860 certification of trust identifies trustee identity/address and powers while excluding dispositive terms; ORS 93.210 addresses trustee deeds with no beneficiary named. |
| Pennsylvania | None found by pinned method | — | None found by pinned method. | Pending independent confirmation | Pending independent confirmation | Pending independent confirmation | Pending independent confirmation |
| Rhode Island | Real-property trust-title mechanism (no dedicated act) | — | R.I. Gen. Laws Section 34-11-37, “Indefinite references to ‘trustee’”, gives legal effect to a recorded conveyance naming the grantee trustee and permits referencing a separately recorded instrument stating the trust's terms -- a Tier B real-property trust-title mechanism. | Rhode Island deed-to-trustee / trustee-title-to-real-property provision (R.I. Gen. Laws 34-11-37); not a dedicated land-trust act. The found call rests on this Tier B deed-to-trustee mechanism, structurally parallel to OR 93.210 and IA 614.14 (both Tier B found in the parent ruling). | R.I. Gen. Laws 34-11-37 gives legal effect to a recorded conveyance naming the grantee “trustee” or “as trustee” even where the instrument does not itself state the trust's terms, provided it may instead specify a recorded instrument stating those terms -- a deed-to-trustee mechanism parallel to OR 93.210 and IA 614.14. | 34-11-37 protects the grantee's right to sell and a subsequent transferee from liability to “any undisclosed beneficiary” when the trust terms are not set forth in the recorded instrument -- a protective/enabling provision for an undisclosed-beneficiary structure, not itself a disclosure mandate (contrast AZ 33-404, UT 75B-2-816). | Not addressed: no separate RI disclosure-act statute was found or searched for by this narrower Tier B re-check. |
| South Carolina | Real-property trust-title mechanism (no dedicated act) | — | S.C. Code § 62-7-1013(j)/(k), Certification of trust, is a real-property-recordable certificate-of-trust provision -- Tier B found under ga-jsj4ld, correcting ga-gkcxpo's Class D flip (which reached only the unrelated Community Land Trust Act, S.C. Code tit. 31 ch. 23). | Tier B real-property trust-title mechanism (no dedicated land-trust act): a certification of trust under § 62-7-1013(a), including the manner of taking title to trust property, made recordable for real-property transactions by subsection (j). | The statutory certificate-of-trust form states the manner of taking title to trust property for real-property transactions. | No beneficiary-disclosure trigger: the certificate of trust need not contain the trust's dispositive terms, so recording it for a real-property transaction does not disclose beneficiaries. | S.C. Code § 62-7-1013(a) is itself the disclosure-limiting mechanism: it lets a trustee furnish a certification in place of the full trust instrument. |
| South Dakota | None found by pinned method | — | None found by pinned method. | No South Dakota land-trust type found; the business trust is a generic common-law entity form, not a real-property title-holding trust type. | No South Dakota land-trust trustee-title-on-deed rule found; §47-14A-22's trustee legal-title provision is generic business-trust property language, and beneficial interest is expressly personal property. | No South Dakota land-trust beneficiary-disclosure trigger found; §§47-14A-1/17/19 define beneficial owner and undivided interest but create no land-trust-specific public disclosure trigger. | No South Dakota land-trust-specific disclosure act found; the Business Trust Act sections read do not establish one. |
| Tennessee | None found by pinned method | — | None found by pinned method. | Pending independent confirmation | Pending independent confirmation | No Tennessee land-trust-specific beneficiary-disclosure trigger was found on a complete-text review of Tenn. Code Ann. §35-15-1013 and §66-24-101, plus the reviewed trust, conveyance, assessment, and official-search source set. | No dedicated Tennessee land-trust disclosure/privacy act citation was found on a complete-text review of Tenn. Code Ann. §35-15-1013 and §66-24-101, plus the reviewed official source set. |
| Texas | Real-property trust-title mechanism (no dedicated act) | — | Texas Property Code § 114.087(d) (added 2023 S.B. 801) provides that a certification of trust under § 114.086, when recorded in the county where the trust's real property is located, is presumed to correctly identify the trust and trustee and may be relied upon by a good-faith purchaser or lender for value — Texas's real-property trust-title mechanism, Tier B found under officer ruling ga-y7ly7n (correcting the prior TB6/cp-avpk0 none_found, which read §§ 114.086 and 114.082 but missed § 114.087(d) on the same page). | Texas does not use a separate 'land trust' statutory label; any express trust under the Texas Trust Code may use a Property Code § 114.086 certification of trust, which under § 114.087(d) functions as Texas's real-property trust-title mechanism when recorded. | Texas Property Code § 114.087(a) provides that the trustee — not the trust itself — is considered the named party to a recorded instrument naming the trust, unless the trust is a legal entity under state law. | Texas Property Code § 114.086(d) provides a certification of trust is not required to contain the trust's dispositive terms; § 114.086(j) preserves the right to obtain the full trust instrument only in a judicial proceeding — no public beneficiary-disclosure trigger outside litigation. | No separate Texas land-trust disclosure act exists; the § 114.086/114.087(d) certification-of-trust and recording mechanism is part of the general Texas Trust Code, not a standalone named disclosure act. |
| Utah | Real-property trust-title mechanism (no dedicated act) | Not a privacy route — disclosure-mandate note | Utah Code 75B-2-814(3)(c) requires the trustee's name, address, and the trust's name/date on all recorded documents affecting real property to which the trust is a party in interest; 75B-2-816 separately governs recitals when title to real property is held in trust, including a bona-fide-purchaser protection -- the real-property-specific basis for Utah's found, Tier B (real_property_trust_title) classification (general Title 75B/Title 16 Ch.15 trust-code provisions retained only as background). | Utah Code 75B-2-816 establishes the real-property-title-holding trust mechanic (title granted to a person as trustee, trust terms given by deed or a separately recorded instrument) that is Utah's Tier B (real_property_trust_title) basis; 75B-2-1013's generic certification-of-trust definition is retained only as background. | Utah Code 75B-2-814(3)(c) requires the trustee's name and address (plus the trust's name/date) on all recorded documents affecting real property to which the trust is a party in interest; 75B-2-816(3) separately requires the same identifying terms be recited in the deed of transfer or a recorded instrument when title is held in trust. | No land-trust-specific beneficiary disclosure trigger was identified in the reviewed Utah trust, business-trust, conveyance, and property-tax source set. | No Utah land-trust-specific beneficial-interest disclosure act citation was identified in the reviewed source set. |
| Virginia | Dedicated land-trust/title-holding-trust act | — | This value is pending independent confirmation and is withheld until validated. | No trust relating to real estate shall fail nor shall any use relating to real estate be defeated because no beneficiaries are specified by name in the recorded deed of conveyance to the trustee or because no duties are imposed upon the trustee. | recorded deed of conveyance to the trustee | because no beneficiaries are specified by name in the recorded deed of conveyance to the trustee or because no duties are imposed upon the trustee. | No display text captured for this field; see the citation chain. |
| Vermont | Real-property trust-title mechanism (no dedicated act) | — | 14A V.S.A. § 1013(b) is a real-property-recordable certificate-of-trust provision -- Tier B found, correcting this cell's prior none_found (which read only general realty-trust and conveyance provisions, 27 V.S.A. §§ 303/341/342/351/380 and 14A V.S.A. § 813, without ever fetching § 1013 itself). | Vermont real-property trust-title mechanism under 14A V.S.A. § 1013(a)-(b): a trustee may execute a certificate of trust in place of the full trust instrument, and that certificate may itself be used as evidence of the trustee's authority to convey or transfer title to real or personal property. Not a dedicated land-trust act. | § 1013(a)(5)-(6): the certificate that evidences a trustee's authority over title must itself name and give the address of each trustee currently empowered to act, with an abstract of the trustee's authorizing powers; Vermont does not separately prescribe a deed-recital title format beyond this certificate mechanism. | No beneficiary-disclosure trigger: § 1013(a) lets a trustee substitute a certificate -- setting forth less than all trust-instrument provisions -- for the full instrument when dealing with a person other than a beneficiary; the certificate's required contents (trust name/date, settlor and trustee identity, an authorizing-powers abstract, and revocation/amendment/court-supervision statements) do not include beneficiary names or dispositive terms. | No separate land-trust disclosure act exists; 14A V.S.A. § 1013(a) itself both creates and bounds the disclosure by letting a trustee furnish a certificate of trust in place of the full trust instrument. |
| Washington | Real-property trust-title mechanism (no dedicated act) | — | Washington LT evidence is RCW 64.04.010 for trust-held real estate and RCW 11.98.075 for certification of trust. | RCW 64.04.010 addresses real estate or interests held in trust when the trust terms are of record. | RCW 64.04.010 addresses real estate held in trust where the trust terms are of record; it does not prescribe a separate deed-title wording formula. | RCW 11.98.075 allows certification of trust to a non-beneficiary instead of the trust instrument; RCW 64.04.010 addresses written evidence of interests in trust-held real estate. | The reviewed primary source does not address this field as of 2026-09-30. |
| Wisconsin | None found by pinned method | — | None found by pinned method. | No Wisconsin land-trust-specific trust type was found; general trust-law provisions were treated as negative context under method-lt. | No Wisconsin land-trust-specific trustee-title-on-deed rule was found; general conveyance law was treated as negative context under method-lt. | No Wisconsin land-trust-specific beneficiary-disclosure trigger was found in the reviewed trust, conveyance, assessment, and official-search source set. | No dedicated Wisconsin land-trust disclosure/privacy act citation was found in the reviewed official source set. |
| West Virginia | Real-property trust-title mechanism (no dedicated act) | — | W. Va. Code § 36-1-4a, 'Memorandum of trust; requirements; recordation,' cross-referenced by the Uniform Trust Code's own certification-of-trust section at § 44D-10-1013(j) -- Tier B found, correcting this cell's prior none_found (which searched only generic 'land trust'/'title holding trust' terms and §§ 44D-4-402/36-1-3/36-12, without ever fetching § 36-1-4a or § 44D-10-1013). | West Virginia's Uniform Trust Code certification section, § 44D-10-1013(j), expressly preserves a separate real-property trust-title mechanism in the property code, W. Va. Code § 36-1-4a ('Memorandum of trust; requirements; recordation') -- this is a real-property trust-title mechanism, not a dedicated land-trust act. | § 36-1-4a(a)(2)(iv): the memorandum of trust presented for recordation must itself recite the trustee's powers over acquisition, sale, disposition, or encumbering of real property (or incorporate the W. Va. Code § 44-5A-3 trust powers by reference) -- the recital that documents the trustee's title-holding authority on the recorded instrument. | No beneficiary-disclosure trigger: § 36-1-4a(a)(2)(i)-(ii) requires only the trust's existence/date and the settlor's and trustee's (and any successor trustee's) names and mailing addresses -- no beneficiary names are required in the recordable memorandum. | No separate land-trust disclosure act exists; § 36-1-4a itself both creates and bounds the disclosure -- subsection (e) confirms that satisfying this section's recordation requirements does not require recording the original trust agreement that would otherwise reveal the trust's full terms. |
| Wyoming | None found by pinned method | — | None found by pinned method. | No Wyoming land-trust type found; the statutory trust is a generic unincorporated-association entity form, not a real-property title-holding trust type. | No Wyoming land-trust trustee-title-on-deed rule found; Wyo. Stat. §34-2-123 is a general conveyancing-notice rule applying to ANY grantee described as a trust, not a land-trust-specific vesting mechanism. | No Wyoming land-trust beneficiary-disclosure trigger found; the undisclosed-beneficiary protection in §34-2-122 is general conveyancing law, and the statutory-trust certificate discloses only a trustee's business address, not a beneficiary. | No Wyoming land-trust-specific disclosure act found; Wyo. Stat. §§34-2-122 and 34-2-123 are general trust/representative-capacity conveyance-notice provisions, not a land-trust disclosure act. |
Source: each row transcludes its jurisdiction's lt row from the pinned p2_census method (method-lt.json, officer ruling ga-gkcxpo). Citation chain (source URL, snapshot hash, fetch event) for every row lives in this page's companion sources.json.
What the deed and recorder index show
No Wyoming land-trust trustee-title-on-deed rule found; Wyo. Stat. §34-2-123 is a general conveyancing-notice rule applying to ANY grantee described as a trust, not a land-trust-specific vesting mechanism. lt.trustee_title_on_deed Recorder-display slot: No Wyoming land-trust county-recorder record rule found; §34-2-122 lets a conveyance define a trust-grantee by name/date or by record reference, a general conveyancing mechanic available for any trust, not a land-trust-specific recorder rule. lt.recorder_record_shows Recorder evidence does not answer assessor or tax-roll display unless a separate source cell establishes that fact.
What the assessor portal and tax roll show
No Wyoming land-trust assessor-portal rule found; Title 39's assessment-roll provision is a generic property-tax administration rule naming any property owner, with no land-trust-specific text, and no land-trust regime exists under the frozen method for a portal-control rule to attach to. lt.assessor_portal_control Taxpayer-name slot: No Wyoming land-trust taxpayer-name-on-roll rule found; Title 39's annual-listing provision is a generic property-tax administration rule naming the property owner, with no land-trust-specific text, and no land-trust regime exists under the frozen method for a taxpayer-roll rule to attach to. lt.taxpayer_name_on_roll State evidence is not generalized to county-controlled assessor or tax systems.
| Record system | Cell owner | Capture date |
|---|---|---|
| Deed or recorder record | No Wyoming land-trust county-recorder record rule found; §34-2-122 lets a conveyance define a trust-grantee by name/date or by record reference, a general conveyancing mechanic available for any trust, not a land-trust-specific recorder rule. lt.recorder_record_shows | Pending fetch event |
| Assessor portal | No Wyoming land-trust assessor-portal rule found; Title 39's assessment-roll provision is a generic property-tax administration rule naming any property owner, with no land-trust-specific text, and no land-trust regime exists under the frozen method for a portal-control rule to attach to. lt.assessor_portal_control | Pending fetch event |
| Taxpayer name on roll | No Wyoming land-trust taxpayer-name-on-roll rule found; Title 39's annual-listing provision is a generic property-tax administration rule naming the property owner, with no land-trust-specific text, and no land-trust regime exists under the frozen method for a taxpayer-roll rule to attach to. lt.taxpayer_name_on_roll | Pending fetch event |
When beneficiary disclosure can be triggered
No Wyoming land-trust beneficiary-disclosure trigger found; the undisclosed-beneficiary protection in §34-2-122 is general conveyancing law, and the statutory-trust certificate discloses only a trustee's business address, not a beneficiary. lt.beneficiary_disclosure_triggers Controlling-citation slot: No Wyoming land-trust-specific disclosure act found; Wyo. Stat. §§34-2-122 and 34-2-123 are general trust/representative-capacity conveyance-notice provisions, not a land-trust disclosure act. lt.disclosure_act_citation A disclosure trigger does not imply a public record unless the cited cell states public access.
Arizona and Utah: not a privacy route
Per officer ruling ga-gkcxpo, Arizona and Utah are land-trust-positive under the frozen method, but their qualifying provision is a disclosure mandate — a statutory requirement to name the beneficiary or trustee on the recorded real-property instrument — not a privacy mechanism:
- Arizona: Officer ruling ga-gkcxpo (Tier B disclosure-mandate; officer-lt-boundary.md): "The page must also flag the Tier-B disclosure-mandate states (AZ, UT) as not privacy routes: their qualifying feature is a statutory requirement to name the beneficiary/trustee on the real-property record." Arizona's qualifying provision, A.R.S. section 33-404, requires that a deed or conveyance in which the grantee is described as a trustee "disclose the names and addresses of the beneficiaries."
- Utah: Officer ruling ga-gkcxpo (Tier B disclosure-mandate; officer-lt-boundary.md): "The page must also flag the Tier-B disclosure-mandate states (AZ, UT) as not privacy routes: their qualifying feature is a statutory requirement to name the beneficiary/trustee on the real-property record." Utah's qualifying provision, Utah Code section 75B-2-816, requires that the trustee's name and address and the trust's name and date "shall be included on all recorded documents affecting real property."
Land trust vs. LLC title-holding: which record changes?
No Wyoming land-trust trustee-title-on-deed rule found; Wyo. Stat. §34-2-123 is a general conveyancing-notice rule applying to ANY grantee described as a trust, not a land-trust-specific vesting mechanism. lt.trustee_title_on_deed This section names record-system boundaries only. It does not recommend a land trust, an LLC, or any title-holding path. The multi-system coordination page is Private Operator Stack.
How property-data brokers can republish public records
Broker republication belongs to the existing data-broker canon. This page links that source-to-republication pathway without adding a new broker statistic or claiming that a broker copy changes the underlying public record.
Sources
The land-trust existence and type table above is sourced from the pinned p2_census method for all 51 jurisdictions, each row chain-bound to a source URL, snapshot hash, and fetch event in the companion sources.json. The deed, recorder, assessor, and tax-roll display cells elsewhere on this page remain placeholder land-trust cells with no source URL, hash, or fetch event; a later p4/p5 handoff must replace them with publish-ready cells or evidence-bound typed unknowns before those facets publish.
Not legal advice
Land-trust statutes, recorder systems, assessor portals, and tax-roll practices can change. This page is a source-bound research scaffold and not title, tax, asset protection, or compliance guidance.