What Georgia realtors need to know about estate planning: Revocable vs. irrevocable trusts and other myths

Realtors spend their careers helping families find homes, close deals, and invest in properties. But if something happened to you, would your family know what to do with the property you own or the business you’ve built?

For many Georgia realtors, the answer to these questions is no.

Realtors often have a unique set of planning circumstances that are important to consider. You may own multiple properties, run your income through an LLC, or have several contracts (and the relevant commission checks and referral fees) in motion at any given time. All of that complexity can make estate planning feel overwhelming, so it ends up on the back burner.

But the reality is this: the more moving parts there are to your estate, the more critical it is to have a clear plan. That’s why it’s essential for real estate agents in Georgia to understand their options and make an informed estate planning decision.

Why estate planning is different for realtors in Georgia

For most W-2 employees, estate planning focuses on bank accounts, personal property, and a family home. But realtors’ wealth is built differently, and those differences matter when creating an estate plan that protects all of your assets.

Here are just a few considerations realtors have to contend with:

• Variable income: Commissions, referral checks, or ongoing broker contracts can all end up in limbo if you pass away or become incapacitated.

• Property-heavy portfolios: Rental homes, investment flips, and vacation properties are common among realtors. Each one needs to be titled and assigned correctly to avoid probate.

• Business structures: Many realtors run income through an LLC, share brokerage ownership, or partner with colleagues, adding another layer of complexity to estate planning for the business.
• Family needs: If you have kids, guardianship and standby guardianship are critical, especially if you’re often traveling or juggling an unpredictable schedule.

Without a customized plan, your family could face probate and major delays in inheriting your assets. 

Why irrevocable trusts aren’t the answer

One of the first questions realtors often ask me is, “Should I put everything into an irrevocable trust?”

The short answer: No. Not if your goal is flexibility and control while you’re still here.

Here’s why irrevocable trusts can be problematic for realtors:

• Loss of control: Once you move assets into an irrevocable trust, you can’t easily change the terms. That’s a problem for agents who need to buy, sell, refinance, or restructure regularly.

• Business flexibility: Irrevocable trusts aren’t designed for active businesses or investment portfolios. They’re better suited for very specific situations that are more or less “locked in,” like Medicaid planning or minimizing federal estate taxes.
• Tax consequences: Choosing the wrong structure can actually cost you more in taxes, not less.

Better alternatives for Georgia realtors 

Details vary on any estate plan, so it’s always wise to consult an attorney on how to accomplish your planning goals. But in general, here are the tools that best support real estate agents when it’s time to create an estate plan:

• Revocable living trust: This type of trust keeps your property out of probate, while giving you the flexibility to add or remove assets as your business changes.

• Pour-over will: Catches anything left outside the trust.
• Supporting documentation: These are documents like powers of attorney, healthcare directives, and LLC operating agreements that make sure your life doesn’t grind to a halt if you can’t sign paperwork.

TL;DR: For most Georgia realtors, an irrevocable trust is overkill at best and problematic at worst. A revocable trust plus smart estate planning will accomplish your goals far better.

Other common misconceptions realtors have about estate planning

Here are a few more estate planning myths I consistently hear from realtors:

Myth 1: “My LLC already protects me, so I don’t need an estate plan.”

LLCs protect against liability, but they don’t keep your business assets out of probate or clarify ownership after you’re gone.

Myth 2: “My family knows who inherits my properties.”

Georgia probate courts don’t honor assumptions. If it’s not in writing, a judge will decide who gets what.

Myth 3: “My will is enough.”

In Georgia, wills must go through probate. That means time, expense, and your estate plan on public record. Trusts keep your plans private and efficient.

Myth 4: “I’ll just add my child’s name to the deed.”

This is one of the most common and costly mistakes I see as an estate planning attorney. Adding your child to the deed can create tax headaches, expose your property to your child’s creditors, and complicate future sales. 

Estate planning checklist: Tools every Georgia realtor should have in place

Specifics may vary depending on your goals and situation, but in general, here’s what I recommend for realtors who want both flexibility and protection.

• Revocable living trust: Keeps your property out of probate while giving you the flexibility to add or remove assets from the trust as you buy and sell. A revocable living trust is best if you want to seamlessly manage multiple properties and account for them in your estate plan.

• Pour-over will: A will acts as a safety net for any assets not yet assigned to the trust.

• Durable power of attorney: POA allows someone you trust to handle closings, contracts, or financial tasks if you’re incapacitated.

• Healthcare directive and HIPAA release: Making healthcare provisions ensures your medical decisions won’t be stalled in an emergency.

• Business succession plan: This is especially important if you co-own a business with partners. It covers what happens to brokerage shares, commissions in progress, or LLC membership if something happens to you.
• Trustee and guardianship designations: Choose trusted people to manage your assets and take care of your kids until they’re old enough to inherit.

Frequently asked questions

Do I need a trust for each property I own?

No, you can hold multiple properties in a single revocable trust. Each deed must be transferred into the trust, but you don’t need separate trusts for each asset.

What happens to pending commissions if I die?

Without clear instructions, commissions may get tied up in probate. A trust and power of attorney will ensure that someone can manage pending transactions, while any commission you earn goes to your family.

Should realtors use an irrevocable trust?

As a general rule, no. Irrevocable trusts limit flexibility, which is a poor fit for realtors with active businesses and properties.

How does probate affect rental property in Georgia?

Probate can delay sales or property transfers for months, leaving your tenants and heirs in limbo. A trust helps bypass that process.

Can my LLC bypass probate?

No, owning property through an LLC in Georgia doesn’t automatically bypass probate. Your ownership interest in the LLC is still considered part of your estate. So if you pass away without a plan, the court will decide who inherits your membership share, and your family could end up in court before they can manage or sell it. The best way to avoid probate is usually to assign your LLC to a trust, which I help many of my clients do. 

Flexible, clear estate planning for Georgia realtors

As a realtor, you know how quickly things change. Markets shift, buyers back out, and deals fall through. Your estate plan should be equally adaptable. 

If you’re a Georgia realtor or business owner, you can protect your family, your properties, and your business without getting locked into a plan that doesn’t serve you.

Schedule a strategy session to get your plan started today.