Pick how the house changes hands. See all 4 taxes at once: property tax, transfer tax, gift/estate tax, capital gains. The choices on open are an example.
Common mistake: "Adding my child's name to the deed saves probate, so it's the safe move." It can cost far more than probate. The share you give keeps your old basis, so your child loses the step-up on it and may owe capital gains on decades of growth when they sell. A living trust usually avoids probate without that cost.
Ken will reply with the next step and a CPA or estate attorney families here use. No spam.
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