Types Of Deeds In Real Estate: A Quick Guide (2026)

Sarah Edwards

Contributor

Reviewed By Adam Ramirez, J.D.

Editor

May 11, 2026 Read in 3 mins

Summary

Grant, warranty, special warranty and quitclaim deeds are common
Warranty deeds offer buyers the most protection
The transaction type and other factors influence the type of deed used

Any time a piece of real estate changes hands, a new deed must be recorded. The deed is the document that formally transfers the property’s title from seller to buyer. However, there are multiple types of deeds, and choosing the right one depends on buyer and seller preferences, local customs, the transaction type and other factors.

Common Types of Deeds You Need to Know

Take a closer look at some of the most common types of deeds involved in real estate.

Quitclaim Deed

A quitclaim deed is relatively straightforward, and it offers no title protection to the buyer. Here’s how it works:

The property owner relinquishes their interest in the property to someone else.
They make no guarantees about the validity of the property’s title.

This kind of transfer would be too risky for someone buying a home from a stranger. However, quitclaim deeds are useful for quick, low-risk transfers.

For example, if you want to transfer a property to a member of your family or transfer ownership to a trust, a quitclaim deed may make that possible. You can generate your quitclaim deed in only a few minutes.

Warranty Deed

Of all types of deeds, a warranty deed offers buyers the most protection. Warranty deeds guarantee the following:

The seller holds a clear title to the property.
They have the right to sell the property.
There are no liens, ownership claims or other encumbrances on the title.

Warranty deeds are usually used in residential real estate sales. With a warranty deed in place, lenders and buyers can feel assured that they can avoid title disputes. If you’re selling a piece of real estate, you can generate a warranty deed online.

Special Warranty Deed

A special warranty deed provides the buyer less protection than a warranty deed but more than a quitclaim deed. A special warranty deed guarantees that there are no liens or title encumbrances that occurred when the seller owned the property. It doesn’t protect against pre-existing title problems, though.

Special warranty deeds are often used in foreclosures and commercial real estate transactions. You can generate your own special warranty deed easily.

Grant Deed

A grant deed is similar to a special warranty deed. However, it’s more limited in scope. A special warranty deed guarantees that no title defects occurred while they owned the property, but a grant deed only guarantees that the seller did not directly cause defects themselves.

Grant deeds are common in a handful of states, including California. It only takes minutes to generate a grant deed.

The Importance of Choosing the Right Deed

When you sell a piece of real estate, the deed is more than just a formality. The deed you choose impacts the buyer’s title protection and the seller’s legal liability. That’s why it’s important to have the right type of form and fill it out correctly.