Written by Christine M. Parker, CFP®, APMA™, CRPC™, CSRIC®, Wealth Advisor for Family Financial Caregivers

October is Financial Planning Month and includes Estate Planning Awareness Week
(October 20–26, 2025)—a timely reminder that protecting a family home or land from tangled
title is about more than property; it’s about financial stability and generational wealth
preservation. For family financial caregivers, especially women leaders balancing careers and
caregiving responsibilities for an older parent or loved one aging in place, this is the perfect
moment to take stock: review wills, trusts, and estate plans to ensure deeds are up to date, and
work with professionals who can help prevent tangled titles from eroding generational wealth.

A Family Story: How One Piece of Land Was Lost
In 2010, my grandmother passed away. She was a widow in her late eighties, and among
her real property assets was a 5-acre parcel of land that was part of a farm located in Anne
Arundel County, which had been initially divided and passed down by my great-grandparents.
Unlike the family home, this parcel was never included in her probated estate. With no legally
recognized owner, the property taxes went unpaid for many years. Eventually, the state of
Maryland sold the land at a tax sale auction well below market value.

Last year, my grandmother’s heirs were stunned to receive a letter regarding the heirs'
property and a “right of redemption.” The news brought more confusion than hope—reclaiming
the tangled title would require a costly and complicated legal process. Faced with time
constraints and limited options, we watched helplessly as the land was lost.

Aging at Home: What the Numbers Reveal
The story reflects a much larger reality. According to the recent Caregiving in the U.S.
2025 report, 44% of care recipients now live in their own homes, and many older adults,
particularly women, are aging alone while struggling with high housing costs. These pressures
increase the risk that the house and land are at risk without clear estate planning. The likelihood
of living alone increases with age, particularly for women; among women aged 75 and older,
42% live alone. Of the 14.8 million households headed by people in this age group in 2021, 78%
owned their homes. Yet, as the 2023 Profile of Older Americans from the Administration for
Community Living (ACL) notes, homeowners age 75 and older spent an average of 37% of their
income on housing. Harvard’s Joint Center for Housing Studies defines households that spend
30% or more of their income on housing as “cost-burdened,” underscoring the financial
vulnerability many older adults face even when they own their homes.

Where Care Recipient Lives

For many families, a home or piece of land represents far more than shelter—it is a
source of financial security, stability, and generational wealth. Yet without proper estate
planning, that wealth can quickly be eroded or lost. One of the most common risks is heirs’
property, which arises when real estate is passed down without a clear legal transfer of title. If
someone dies without a will or estate plan, the estate is distributed under state intestacy laws,
often leaving ownership “tangled.” In these cases, without a clear title, families and individuals
may be unable to secure financing, secure a mortgage, qualify for disaster assistance, or preserve
the home for future generations.

Why Tangled Titles Happen and Why They Put Families at Risk

A tangled title occurs when ownership of a home or land is unclear. This can happen when:

• A parent or loved one passes away without a will
• The deed was never updated, or
• Probate was never completed

The financial risks for families are serious:

• Multiple heirs may face disputes and challenges in managing the property.
• Families may be blocked from refinancing, getting home repair loans, or claiming tax
  credits.
• Disaster relief can be denied or delayed because the Federal Emergency Management
  Administration (FEMA) requires proof of clear ownership; proof of ownership for
  heir’s property.
• Properties may even be lost in tax sales.

What Research Shows: Who is Most at Risk

A new Urban Institute 2025 report found that these problems are most acute for older,
vulnerable adults; communities of color; and families with limited digital access. 42.4% of senior
homeowners aged 50 or older do not have a will or trust. Furthermore, only an estimated one in
four Hispanic homeowners and one in three Black homeowners have an estate plan in place. The
lack of a will or estate plan is one reason for tangled titles. For these households, where a home
is often the most valuable asset, tangled title and heirs’ property are a threat to wealth
preservation. The research study found that “creating a will or estate plan is one of the most
effective ways to protect against these risks.”

Free Help for Maryland Families
For low-income families, access to legal aid can mean the difference between losing a
home and securing it for future generations. The Maryland Volunteer Lawyers Service (MVLS)
is a leading model, offering free support to eligible families across the state, from Baltimore City
to rural farmland on the Eastern Shore. Their programs include:

• Tangled Title Expansion Project – Corrects deeds, administers estates, and secures
• clear ownership.
• Estate Planning Clinics & Seminars – Guides seniors and caregivers in creating wills,
• powers of attorney, and advance directives before incapacity.
• Heirs’ Property & Tax Sale Protections – Prevents the loss of homes or land through tax sales while preserving intergenerational ownership.

MVLS attorneys and trained volunteers walk families through probate, resolve deed
issues, and help caregivers take proactive steps.

Legal Reforms: Progress Made and Gaps That Remain
In 2022, Maryland enacted the “Uniform Partition of Heirs Property Act,” its version of
the Uniform Partition of Heirs Property Act (UPHPA), which protects heirs from speculators and
predatory forced sales and loss of equity by granting cotenant heirs the first opportunity to buy
out other heirs and requiring fair market appraisals.

Maryland law does not yet allow beneficiary deeds—simple documents that would
enable property to transfer directly to heirs outside of probate while preserving flexibility (unlike
a life estate deed), reducing cost and complexity, and preserving step-up in basis. For caregivers,
expanding this option would ease stress, reduce costs, and help maintain family homes and land
for future generations. Beneficiary deeds are already available in more than half of U.S. states,
including Virginia and the District of Columbia, offering a proven, low-cost tool to prevent
tangled titles and heirs' property.

Key Insight for Family Caregivers
Estate planning begins with a critical first step: compiling a complete inventory of your
loved one’s real and personal property and other assets. Some assets are classified as probate
property and are distributed through a will—or by state intestacy law if no will exists—while
others are non-probate assets that transfer directly to beneficiaries or co-owners through
designations or trusts.

If your loved one receives Medicaid for nursing or home care, the state may later seek
repayment from the estate. In some cases, this may include placing a lien on the home, with
protections in place for certain surviving family members.

With professional guidance from attorneys, financial planners, and nonprofit providers,
caregivers can navigate these complexities, reduce stress, and help preserve generational wealth.

Workplace Benefits That Can Lighten the Load
Some caregivers don’t realize their workplace benefits may include estate planning and
caregiving resources:

• Employee Assistance Programs (EAPs) often include free or discounted legal consultations, wills, durable powers of attorney, advance directives, or answering estate questions.
• Group legal plans may cover probate guidance and deed issues.

A quick call to your human resources department can help confirm whether these benefits
are available to you and whether they extend to loved ones in your care.

How to Prevent Family Conflict Before It Starts
Families often postpone estate planning for many reasons—believing their estate falls
below the federal exemption limit, assuming there will be time later, avoiding difficult end-of-
life conversations, or relying too heavily on verbal agreements. Yet without clear legal
documents, families face a higher risk of misunderstandings and costly disputes, particularly in
blended families. Estate planning is essential not only to preserve wealth but also to ensure
proper care for loved ones who may face advanced care, disability, or special needs.

By documenting decisions and discussing them openly, caregivers can help prevent
family conflicts, preserve wealth, and protect relationships.

Three Things You Can Do Today

1. Start the conversation and gather documents. Make a list of your loved one’s
   assets and note how each is titled and who is listed as a beneficiary. Collect all your
   loved one’s estate planning documents, including the will and trust.
2. Use trusted legal resources. Explore your workplace employee benefits, meet with a
   local estate planning or elder law attorney, or attend free estate planning clinics such
   as those offered by MVLS. Only an attorney should draft a will or trust.
3. Work with a Certified Financial Planner™ professional. A planner can provide
   you with the clarity, structure, and support needed to turn those goals into a lasting
   strategy for protecting and preserving generational housing wealth.

Protecting Legacy, Not Creating Liability
For caregivers, preserving housing wealth is not only about money; it’s about keeping
families rooted, maintaining stability, and honoring the sacrifices of earlier generations. Without
planning, even well-intentioned families can lose property due to preventable obstacles, such as
tangled titles, overlooked deeds, or costly legal disputes.

The good news is that resources already exist. Community legal aid, supportive workplace
benefits, and trusted advisors can help caregivers put protective measures in place. Maryland’s
recent reforms show progress, but broader access to tools like beneficiary deeds would make
safeguarding property even more attainable.

As the Baby Boomer generation enters advanced age, the window for proactive planning
is narrowing. Taking steps now—before illness or incapacity—ensures that homes and land
remain sources of security for loved ones, rather than sources of stress.

For a practical starting point, explore our caregiver resource: Family Financial
Caregiver Checklist: Know Every Asset Your Loved One Owns. Family Financial Caregiver
Checklist – Know Every Asset Your Loved One Owns

 

About Parker Financial, LLC
Parker Financial, LLC is an independent, fee-only Registered Investment Adviser (RIA) in the
state of Maryland. Founded by Christine M. Parker, CFP®, APMA™, CRPC™, CSRIC®, a Wealth Advisor for Family Financial Caregivers.

This article is meant for educational and informational purposes only and should not be
considered legal, tax, or personalized financial advice. Please consult your professional advisers
before making any financial decisions.