{"id":7053871,"date":"2026-09-01T13:09:20","date_gmt":"2026-09-01T13:09:20","guid":{"rendered":"https:\/\/peraltafinancing.com\/uncategorized\/tangled-titles-could-complicate-the-great-wealth-transfer\/"},"modified":"2026-09-01T13:09:20","modified_gmt":"2026-09-01T13:09:20","slug":"tangled-titles-could-complicate-the-great-wealth-transfer","status":"publish","type":"post","link":"https:\/\/fivemor.com\/?p=7053871","title":{"rendered":"Tangled Titles Could Complicate the Great Wealth Transfer"},"content":{"rendered":"<p> <br \/>\n<\/p>\n<div>\n<p class=\"base__StyledType-rui__sc-18muj27-0 IEPPf sc-7dicpk-0 ccZqsH core-paragraph\">Nearly 1 in 5 (19%) U.S. homeowners says they either don\u2019t have or aren\u2019t sure they have <a target=\"_blank\" href=\"https:\/\/www.realtor.com\/advice\/finance\/inheritance-vs-savings-family-homes\/\">a clear title and recorded deed to their home<\/a>, according to a new survey.<\/p>\n<p class=\"base__StyledType-rui__sc-18muj27-0 IEPPf sc-7dicpk-0 ccZqsH core-paragraph\">Most homeowners may have little reason to <a target=\"_blank\" href=\"https:\/\/www.realtor.com\/tag\/title\/\">think about those documents until they need them<\/a>. But a title and deed are the <a target=\"_blank\" href=\"https:\/\/www.realtor.com\/advice\/buy\/deed-vs-title\/\">legal records of who owns a home<\/a>\u2014and whether that ownership can be <a target=\"_blank\" href=\"https:\/\/www.realtor.com\/research\/2026-generational-wealth\/\">passed from one generation to the next<\/a>.<\/p>\n<p class=\"base__StyledType-rui__sc-18muj27-0 IEPPf sc-7dicpk-0 ccZqsH core-paragraph\">\u201cIt causes a lot of damage later,\u201d <strong>Rachel Gallegos<\/strong>, <a rel=\"noopener noreferrer\" target=\"_blank\" href=\"https:\/\/clsphila.org\/cls-staff\/rachel-gallegos\/\">an attorney at Community Legal Services<\/a> of <a target=\"_blank\" href=\"https:\/\/www.realtor.com\/realestateandhomes-search\/Philadelphia_PA\">Philadelphia<\/a>, tells <a target=\"_blank\" href=\"http:\/\/realtor.com\">Realtor.com\u00ae<\/a>.<\/p>\n<p><iframe height=\"230px\" style=\"width:100%;border:0\" src=\"https:\/\/www.realtor.com\/creative\/rdc-ads\/local-listings-widget\/\" loading=\"lazy\" title=\"Embedded widget\"><\/iframe><\/p>\n<p class=\"base__StyledType-rui__sc-18muj27-0 IEPPf sc-7dicpk-0 ccZqsH core-paragraph\">On the eve of the Great Wealth Transfer, the stakes of having those records in place are only growing.  Cerulli Associates estimates that Americans will <a target=\"_blank\" href=\"https:\/\/www.realtor.com\/news\/trends\/great-wealth-transfer-inheritance-too-late-millennials\/\">transfer $124 trillion through 2048<\/a>, including $105 trillion to heirs.<\/p>\n<p class=\"base__StyledType-rui__sc-18muj27-0 IEPPf sc-7dicpk-0 ccZqsH core-paragraph\">Homes will be among those assets changing hands. If the ownership records don\u2019t change with them, a home can remain in a family for years before anyone realizes there is a problem.<\/p>\n<p class=\"base__StyledType-rui__sc-18muj27-0 IEPPf sc-7dicpk-0 ccZqsH core-paragraph\">The new survey, from the <a rel=\"noopener noreferrer\" target=\"_blank\" href=\"https:\/\/rss.globenewswire.com\/news-release\/2026\/8\/17\/3346388\/2953\/en\/fhlbank-atlanta-and-georgia-state-law-launch-heirs-property-law-clinic.html\">Federal Home Loan Bank of Atlanta<\/a>, offers a glimpse of how many homeowners may already be approaching that transfer with basic questions about their ownership unresolved.<\/p>\n<h2 class=\"base__StyledType-rui__sc-18muj27-0 eAPYSB\">How a home gets a tangled title<\/h2>\n<p class=\"base__StyledType-rui__sc-18muj27-0 IEPPf sc-7dicpk-0 ccZqsH core-paragraph\">The ownership problems Gallegos handles at Community Legal Services have a name: tangled titles.<\/p>\n<p class=\"base__StyledType-rui__sc-18muj27-0 IEPPf sc-7dicpk-0 ccZqsH core-paragraph\">\u201cTangled title overall means you are living in a home and you are not the record owner,\u201d Gallegos says.<\/p>\n<p class=\"base__StyledType-rui__sc-18muj27-0 IEPPf sc-7dicpk-0 ccZqsH core-paragraph\">The term can also encompass deed theft and adverse possession, but many of the families she represents are heirs to homes whose estates were never put through probate.<\/p>\n<p class=\"base__StyledType-rui__sc-18muj27-0 IEPPf sc-7dicpk-0 ccZqsH core-paragraph\">\u201cPeople don\u2019t realize &#8230; that you should probate so that you can gain access to homeownership opportunities,\u201d Gallegos says.<\/p>\n<p class=\"base__StyledType-rui__sc-18muj27-0 IEPPf sc-7dicpk-0 ccZqsH core-paragraph\">But the process can be time-consuming and costly, and it hits families at an extremely vulnerable moment.<\/p>\n<p class=\"base__StyledType-rui__sc-18muj27-0 IEPPf sc-7dicpk-0 ccZqsH core-paragraph\">Gallegos says relatives may be dealing with it \u201cin the midst of losing a loved one and all that grief and trauma,\u201d while also \u201cfinding the funds to bury your person.\u201d<\/p>\n<p class=\"base__StyledType-rui__sc-18muj27-0 IEPPf sc-7dicpk-0 ccZqsH core-paragraph\">Without another asset creating an immediate reason to open the estate, she says, families may not see why they need to do it.<\/p>\n<p class=\"base__StyledType-rui__sc-18muj27-0 IEPPf sc-7dicpk-0 ccZqsH core-paragraph\">\u201cLet me go down to the register of wills office, pay a few hundred dollars to open an estate for what to do, what exactly?\u201d Gallegos says, describing the question families can face.<\/p>\n<p class=\"base__StyledType-rui__sc-18muj27-0 IEPPf sc-7dicpk-0 ccZqsH core-paragraph\">Often, the reason becomes clear only when something else goes wrong. Gallegos says clients frequently arrive at her office with another problem already bearing down on the house: a mortgage foreclosure, property tax or utility debt, or repairs they cannot access.<\/p>\n<h2 class=\"base__StyledType-rui__sc-18muj27-0 eAPYSB\">A repair can expose years of unresolved ownership<\/h2>\n<p class=\"base__StyledType-rui__sc-18muj27-0 IEPPf sc-7dicpk-0 ccZqsH core-paragraph\">It&#8217;s something <strong>Derrik Thomas<\/strong> learned firsthand from his own family&#8217;s experience.<\/p>\n<p class=\"base__StyledType-rui__sc-18muj27-0 IEPPf sc-7dicpk-0 ccZqsH core-paragraph\">Before he began working on tangled titles professionally, Thomas and his mother dealt with one involving their own family home in <a target=\"_blank\" href=\"https:\/\/www.realtor.com\/realestateandhomes-search\/Pittsburgh_PA\">Pittsburgh<\/a>.<\/p>\n<p class=\"base__StyledType-rui__sc-18muj27-0 IEPPf sc-7dicpk-0 ccZqsH core-paragraph\">\u201cWe want to fix up our home and do better, but we are not the record owner,\u201d Thomas tells Realtor.com. \u201cSo it kind of limits what we can do with the property.\u201d<\/p>\n<p class=\"base__StyledType-rui__sc-18muj27-0 IEPPf sc-7dicpk-0 ccZqsH core-paragraph\">Those limits most often appear in access to financial relief programs.<\/p>\n<p class=\"base__StyledType-rui__sc-18muj27-0 IEPPf sc-7dicpk-0 ccZqsH core-paragraph\"><strong>Heather Way<\/strong>, a clinical professor who directs the Housing Policy Clinic at the University of <a target=\"_blank\" href=\"https:\/\/www.realtor.com\/realestateandhomes-search\/Texas\">Texas<\/a> School of Law, recently <a rel=\"noopener noreferrer\" target=\"_blank\" href=\"https:\/\/law.utexas.edu\/wp-content\/uploads\/sites\/11\/2026\/08\/HomeReportPrograms-and-HeirsProperty.pdf\">reviewed 59 programs across 25 states<\/a>. Some required applicants to have clear title. Others required the consent of additional heirs before assistance could be approved.<\/p>\n<p class=\"base__StyledType-rui__sc-18muj27-0 IEPPf sc-7dicpk-0 ccZqsH core-paragraph\">Thomas sees the same ownership problem surface in other ways, too. Today, he works as a program manager at <a rel=\"noopener noreferrer\" target=\"_blank\" href=\"https:\/\/ahcopa.org\/will-power-program\/\">Will Power<\/a>, a program focused on estate planning and tangled-title prevention.<\/p>\n<p class=\"base__StyledType-rui__sc-18muj27-0 IEPPf sc-7dicpk-0 ccZqsH core-paragraph\">He says some families have lived in a home for years without realizing the title is unresolved. They may find out only when they apply for a homeowner benefit, such as a <a target=\"_blank\" href=\"https:\/\/www.realtor.com\/advice\/finance\/homestead-exemption\/\">homestead exemption<\/a>, and have to prove they are the legal owner.<\/p>\n<p class=\"base__StyledType-rui__sc-18muj27-0 IEPPf sc-7dicpk-0 ccZqsH core-paragraph\">Will Power tries to catch those problems earlier. It holds four to six workshops a month at community centers, senior centers, churches, and other nonprofit organizations. Thomas and his colleagues explain how families can clear a tangled title and refer those who need legal help to Community Legal Services.<\/p>\n<p class=\"base__StyledType-rui__sc-18muj27-0 IEPPf sc-7dicpk-0 ccZqsH core-paragraph\">But by the time a family needs to clear the title, doing so can carry a substantial cost.<\/p>\n<p class=\"base__StyledType-rui__sc-18muj27-0 IEPPf sc-7dicpk-0 ccZqsH core-paragraph\">Pew estimated that resolving a relatively straightforward tangled title through probate in Philadelphia would cost <a rel=\"noopener noreferrer\" target=\"_blank\" href=\"https:\/\/www.pew.org\/en\/research-and-analysis\/reports\/2021\/08\/how-tangled-titles-affect-philadelphia\">$9,198 for a home valued at $88,800<\/a> without subsidized legal assistance or fee waivers\u2014about 10.4% of the home\u2019s assessed value.<\/p>\n<h2 class=\"base__StyledType-rui__sc-18muj27-0 eAPYSB\">In some neighborhoods, the problem is concentrated<\/h2>\n<p class=\"base__StyledType-rui__sc-18muj27-0 IEPPf sc-7dicpk-0 ccZqsH core-paragraph\">There is no national registry of every heirs\u2019 property or tangled title in the United States, but researchers looking closely at individual housing markets have found thousands of affected homes.<\/p>\n<p class=\"base__StyledType-rui__sc-18muj27-0 IEPPf sc-7dicpk-0 ccZqsH core-paragraph\">Way and <strong>Noah Durst<\/strong>, an associate professor of urban and regional planning at <a target=\"_blank\" href=\"https:\/\/www.realtor.com\/realestateandhomes-search\/Michigan\">Michigan<\/a> State University, identified 10,048 single-family heirs\u2019 properties across Dallas and Tarrant counties.<\/p>\n<p class=\"base__StyledType-rui__sc-18muj27-0 IEPPf sc-7dicpk-0 ccZqsH core-paragraph\">Together, those properties were worth more than $2.2 billion.<\/p>\n<div class=\"Boxstyles__StyledBox-rui__sc-1p1qqov-0 cGIhfE sc-1d9c28t-0 dVWipe\">\n<figure><figcaption class=\"sc-1d9c28t-3 kUNXdc\"><span class=\"image-caption\">In Dallas and Tarrant counties, researchers found 6,323 heirs\u2019 properties with no deed filing documenting the ownership interests.<\/span><span class=\"sc-1d9c28t-2 nMMWW image-credit\">Smiley N. Pool\/The Dallas Morning News via Getty Images<\/span><\/figcaption><\/figure>\n<\/div>\n<p class=\"base__StyledType-rui__sc-18muj27-0 IEPPf sc-7dicpk-0 ccZqsH core-paragraph\">But what was more telling is where that wealth was concentrated: 43% of properties were located in just 10% of the two counties\u2019 census tracts. The researchers found particularly high concentrations in economically disadvantaged neighborhoods with large shares of Black and Latino homeowners.<\/p>\n<p class=\"base__StyledType-rui__sc-18muj27-0 IEPPf sc-7dicpk-0 ccZqsH core-paragraph\">Philadelphia researchers found a similar pattern.<\/p>\n<p class=\"base__StyledType-rui__sc-18muj27-0 IEPPf sc-7dicpk-0 ccZqsH core-paragraph\">Pew identified at least 10,407 residential tangled-title properties worth more than $1.1 billion. More than half were located in North, Upper North, Southwest, and West Philadelphia, even though those sections accounted for only about a third of the city\u2019s residential properties.<\/p>\n<p class=\"base__StyledType-rui__sc-18muj27-0 IEPPf sc-7dicpk-0 ccZqsH core-paragraph\">Gallegos says the tangled titles her organization sees are \u201clargely concentrated in Black and brown communities.\u201d<\/p>\n<p class=\"base__StyledType-rui__sc-18muj27-0 IEPPf sc-7dicpk-0 ccZqsH core-paragraph\">She connects that pattern to the long history of unequal access to homeownership and wealth. Thomas points to another barrier: Low-income <a target=\"_blank\" href=\"https:\/\/www.realtor.com\/tag\/will\/\">homeowners may see wills and estate planning<\/a> as something meant for wealthy families, while the cost of probate and distrust of legal institutions can make formalizing ownership harder.<\/p>\n<h2 class=\"base__StyledType-rui__sc-18muj27-0 eAPYSB\">How a title problem becomes a wealth problem<\/h2>\n<p class=\"base__StyledType-rui__sc-18muj27-0 IEPPf sc-7dicpk-0 ccZqsH core-paragraph\">Over time, those barriers can determine how much of the home a family actually controls\u2014and whether one generation can pass the property intact to the next.<\/p>\n<p class=\"base__StyledType-rui__sc-18muj27-0 IEPPf sc-7dicpk-0 ccZqsH core-paragraph\">As ownership gets divided among more relatives, families can lose control over what happens to the home. By that point, the person living in the home may own only a share of it. A will can determine who inherits that share, but it cannot give away the portions that legally belong to other relatives.<\/p>\n<p class=\"base__StyledType-rui__sc-18muj27-0 IEPPf sc-7dicpk-0 ccZqsH core-paragraph\">\u201cThere is no will that we can draft to you that gives full ownership to your daughter or your grandkid or whoever you want it to have,\u201d Gallegos says of some of the most complicated cases.<\/p>\n<p class=\"base__StyledType-rui__sc-18muj27-0 IEPPf sc-7dicpk-0 ccZqsH core-paragraph\">In Way and Durst\u2019s study of property tax foreclosures in Dallas and Tarrant counties, heirs\u2019 properties accounted for 52% of the tax-foreclosed single-family properties researchers examined in each county.<\/p>\n<p class=\"base__StyledType-rui__sc-18muj27-0 IEPPf sc-7dicpk-0 ccZqsH core-paragraph\">And some title problems cannot be fully resolved.<\/p>\n<p class=\"base__StyledType-rui__sc-18muj27-0 IEPPf sc-7dicpk-0 ccZqsH core-paragraph\">\u201cNot every title can be untangled,\u201d Gallegos says. \u201cSometimes it\u2019s a delay, but sometimes it\u2019s outright prevention, and that wealth is lost.\u201d<\/p>\n<p class=\"base__StyledType-rui__sc-18muj27-0 IEPPf sc-7dicpk-0 ccZqsH core-paragraph\">That&#8217;s why Gallegos and Thomas are focused on preventing the problem before it starts.<\/p>\n<p class=\"base__StyledType-rui__sc-18muj27-0 IEPPf sc-7dicpk-0 ccZqsH core-paragraph\">\u201cWe realized, OK, untangling titles is one piece of it, but how do we prevent it? Estate planning,\u201d she explains.<\/p>\n<p class=\"base__StyledType-rui__sc-18muj27-0 IEPPf sc-7dicpk-0 ccZqsH core-paragraph\">But it hasn&#8217;t been easy work. She says many people resist the idea because of its association with death: \u201cWe are all going to live forever. We don\u2019t want to invite death. We don\u2019t want to think about that,\u201d she says.<\/p>\n<p class=\"base__StyledType-rui__sc-18muj27-0 IEPPf sc-7dicpk-0 ccZqsH core-paragraph\">Even people who understand the stakes can put it off\u2014Gallegos says she didn&#8217;t have a will in place until the COVID-19 pandemic.<\/p>\n<p class=\"base__StyledType-rui__sc-18muj27-0 IEPPf sc-7dicpk-0 ccZqsH core-paragraph\">For eligible Philadelphia homeowners, Community Legal Services provides estate-planning assistance free of charge. Its attorneys prepare wills and other documents intended to help homeowners determine what happens to their property after death.<\/p>\n<p class=\"base__StyledType-rui__sc-18muj27-0 IEPPf sc-7dicpk-0 ccZqsH core-paragraph\">Affordable Housing Centers of <a target=\"_blank\" href=\"https:\/\/www.realtor.com\/realestateandhomes-search\/Pennsylvania\">Pennsylvania<\/a> also offers free will preparation through its estate-planning work. The organization says it prepared 307 wills in 2025.<\/p>\n<p class=\"base__StyledType-rui__sc-18muj27-0 IEPPf sc-7dicpk-0 ccZqsH core-paragraph\">The difference in cost can be significant. A qualifying homeowner may pay nothing for that assistance. Pew estimated that resolving one relatively straightforward tangled title after death without assistance could cost about $9,200.<\/p>\n<p class=\"base__StyledType-rui__sc-18muj27-0 IEPPf sc-7dicpk-0 ccZqsH core-paragraph\">Thomas\u2019 organization is now trying to introduce the idea at the beginning of homeownership. Affordable Housing Centers of Pennsylvania has begun incorporating estate planning into its first-time homebuyer work.<\/p>\n<p class=\"base__StyledType-rui__sc-18muj27-0 IEPPf sc-7dicpk-0 ccZqsH core-paragraph\">Thomas boils it down to one question: \u201cHave you thought about who\u2019s going to inherit your property?\u201d<\/p>\n<\/div>\n\n","protected":false},"excerpt":{"rendered":"<p>Nearly 1 in 5 (19%) U.S. homeowners says they either don\u2019t have or aren\u2019t sure they have a clear title and recorded deed to their home, according to a new survey. Most homeowners may have little reason to think about those documents until they need them. But a title and deed are the legal records [&hellip;]<\/p>\n","protected":false},"author":1,"featured_media":7053872,"comment_status":"open","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"footnotes":""},"categories":[174080,174081,216142,190382,190383,99658,174088,190385,216143,99386],"tags":[216144,174089,174090,91640,190386,2338,190387,10944,174095,174096,16617,28972,4628,10632,7351],"dealstore":[],"offerexpiration":[],"class_list":["post-7053871","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-daily-email","category-data-journalism","category-deeds","category-generational-wealth","category-great-wealth-transfer","category-inheritance","category-push-notification","category-slot-01","category-title","category-trends","tag-complicate","tag-daily-email","tag-data-journalism","tag-deeds","tag-generational-wealth","tag-great","tag-great-wealth-transfer","tag-inheritance","tag-push-notification","tag-slot-01","tag-tangled","tag-title","tag-titles","tag-transfer","tag-wealth"],"yoast_head":"<!-- This site is optimized with the Yoast SEO plugin v26.4 - https:\/\/yoast.com\/wordpress\/plugins\/seo\/ -->\n<title>Tangled Titles Could Complicate the Great Wealth Transfer - Som2ny Network<\/title>\n<meta name=\"robots\" content=\"index, follow, max-snippet:-1, max-image-preview:large, max-video-preview:-1\" \/>\n<link rel=\"canonical\" href=\"https:\/\/fivemor.com\/?p=7053871\" \/>\n<meta property=\"og:locale\" content=\"en_US\" \/>\n<meta property=\"og:type\" content=\"article\" \/>\n<meta property=\"og:title\" content=\"Tangled Titles Could Complicate the Great Wealth Transfer - Som2ny Network\" \/>\n<meta property=\"og:description\" content=\"Nearly 1 in 5 (19%) U.S. homeowners says they either don\u2019t have or aren\u2019t sure they have a clear title and recorded deed to their home, according to a new survey. 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