What happens when your Will gifts a house that you no longer own? Today, I walk through a real scenario where selling a lake house doesn’t cancel the gift — it transforms it into cash. But how much cash? That’s where the law gets murky and family conflict takes hold.

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Welcome to the Death Readiness Podcast. This is not your dad’s estate planning podcast. I’m Jill Mastroianni, former estate attorney, current realist, and your guide to wills, trusts, probate and the conversations no one wants to have. If your Google search history includes, “Do I need a trust?” “What exactly is probate?” and “Am I supposed to do something with mom’s Will?” you’re in the right place.

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There are a few things in my life I was absolutely certain I would never do.

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I was never going to be an attorney. But, I went to law school and graduated in 2012.

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On my very first day of work after the bar exam, my boss told me he wanted me to become the go-to tax person. I panicked — I did not want to be a tax attorney.

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Fast forward to 2019, and I’m graduating from NYU with a master’s in tax law.

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In 2023, my husband and I bought a small house in Michigan so we could visit his family more easily. It was never meant to be our permanent home. After all, I wasn’t licensed to practice law there. The trust laws were different. My life was in Tennessee.

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Today, I live in Michigan.

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And my last big “never”? I was never going to start my own law practice. I’ll share more about that in the coming weeks, but that’s my newest plot twist.

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Life has a way of laughing at our certainty. We think we know where we’re headed, what we’ll own, where we’ll live — and then everything changes.

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And that’s exactly what happens with estate plans. They’re written for one version of our lives, but they often have to operate in a completely different one.

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Before we get into today’s episode, I want to tell you about something you can order to deal with situations exactly like the one I’m talking about today.

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It’s my new book, The Death Readiness Playbook, where your real life meets your legal documents.

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It helps you organize what you own, what you’ve promised, and what your family would actually need if something happened tomorrow.

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Because as you’ll hear today, one sold house can rewrite an entire Will.

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You can grab your copy at DeathReadiness.com/playbook. That’s deathreadiness.com/playbook

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Today’s Tuesday Triage question comes from Judy in Michigan. Judy is in her early 80s and has three adult daughters. She signed her Will about 15 years ago, back when she still owned a home on Lake Michigan. In that Will, she left the lake house to one daughter and then left her other two daughters cash equal to the value of that house at the time she wrote her Will. Everything else in her estate was divided equally among her three daughters.

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Now the house is gone, Judy sold it, and Judy wants to know: Do I need to update my Will, or does the child I named to receive the lake house get cash just like her sisters?

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I love this question because it highlights something I see a lot. Life moves forward, but our estate plans stay frozen in time.

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Fifteen years may not seem like a long time, but in estate planning, it’s an eternity. Assets change, values change and families change. The rest of the estate plan ages right along with the Will.

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But for today, we’re going to stay focused on the Lake Michigan property itself.

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I’ve lived in Michigan for about a year and a half and still haven’t made it to Lake Michigan. I live near Detroit. If Michigan is a mitten, I’m down at the bottom of the thumb on the east side of the state. Lake Michigan stretches along the entire western edge of the state. And here’s a fun fact: Lake Michigan is the only Great Lake located entirely within the United States. The other four are shared with Canada.

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Okay, back to Judy.

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For purposes of this episode, let’s call her daughters Donna, Susan, and Michelle, and let’s assume Donna was the one Judy named to receive the lake house.

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The very first place I’d look is the Will itself. I’d check whether the Will says what happens if Judy no longer owns the lake house at her death.

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Because good estate planning doesn’t just say, “Here’s who gets the lake house.” It also answers this follow-up question: “And what happens if there is no lake house?”

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I recently worked with a couple who wanted their lake house to go to one of their daughters. They fully expected they’d live out their final years there and never sell it. But life doesn’t always cooperate. So we built in Plan B language that spelled out exactly what should happen if they didn’t own the property at their deaths.

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Now, let’s assume Judy’s Will doesn’t have that kind of backup language.

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The outcome under Michigan law surprised me—because it’s not the same as Tennessee law, where I’m licensed.

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When I first got Judy’s question, my gut reaction, based on the Tennessee rule, was: Donna doesn’t get anything. And that reaction has a name.

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It’s called ademption.

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Ademption is the rule that says: if a Will makes a specific gift—like “my house on Lake Michigan to my daughter, Donna”—and the person dies not owning that asset anymore, that specific gift fails.

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In plain English: you can’t give away what you don’t own, so the gift disappears.

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But Michigan doesn’t follow that same approach. It used to but as of April 1, 2000, it doesn’t anymore.

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Judy lives in Michigan, so Michigan law controls.

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I don’t have Judy’s actual Will, so to walk through this scenario, let’s assume her Will reads something like this:

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I give my house at 123 Lake Michigan Drive, Suttons Bay, Michigan to my daughter, Donna.

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I give the sum of two million dollars to my daughter, Susan.

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I give the sum of two million dollars to my daughter, Michelle.

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I divide the remainder of my estate equally among my three daughters.

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Here’s a quick disclaimer: this is not good drafting. Please don’t copy it. I’m simplifying on purpose so you can see how the law applies without wading through too much legal language.

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In this example, Judy made three specific gifts—the lake house to Donna and two million dollars each to Susan and Michelle.

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Everything else, called the residuary estate, gets split equally among all three daughters.

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If I saw a Will structured like that, I’d assume that 15 years ago the Lake Michigan house was worth about $2 million, and Judy was simply trying to equalize things by leaving Susan and Michelle the same amount in cash.

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Fast forward to today — if Judy sold that property recently, it almost certainly increased in value. Lakefront property doesn’t usually go backwards long-term.

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I hopped on Zillow and found what could be a comparable home in Suttons Bay listed for $3.2 million — five acres, a guest house, a studio, the whole Michigan package. So let’s assume Judy sold her lake house for $3 million.

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Now here’s the real question: If Judy died today without updating her Will, what happens?

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To answer that, we have to look at Michigan law — specifically Section 700.2606.

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The statute begins by saying, quote: “A specific devisee has a right to the specifically devised property in the testator’s estate at death.”

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That’s a bit of a legal mouthful so let’s translate.

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A “specific devisee” just means the person named to receive a specific item. In Judy’s Will, that’s Donna — she’s the one who was supposed to get the lake house.

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The “specifically devised property” is the lake house itself.

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So the law is saying: Donna has a right to that lake house if it’s still in Judy’s estate when Judy dies.

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But here’s the problem.

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There is no lake house in Judy’s estate. She sold it for $3 million.

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Let’s go back to the Michigan statute and keep reading, because this is where we find out what Donna gets, if anything.

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The law says that the specific devisee, Donna, has a right to the specifically devised property at death and all of the following. Then it lists subparts (a) through (f), which basically act like backup rules when that exact property isn’t in the estate anymore.

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For Judy’s situation, the key is subpart (f). This is the catch-all that tells us what happens when the property is gone and none of the earlier exceptions apply.

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I’m going to read it to you — and yes, it’s a little dense, but hang in there because it matters. This is what Donna gets.

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“Unless the facts and circumstances indicate that ademption of the devise was intended by the testator or ademption of the devise is consistent with the testator’s manifested plan of distribution, [Donna gets] the value of the specifically devised property to the extent the specifically devised property is not in the testator’s estate at death…”

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Here’s what that means in plain language:

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Unless there’s evidence that Judy meant to cancel Donna’s gift by selling the lake house, Donna is entitled to the value of that property instead.

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That’s the Michigan twist. The gift doesn’t just disappear. It turns into money. And this rule doesn’t just apply to real estate. It applies to any specifically gifted property.

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We don’t have any facts here suggesting that Judy intended Donna’s gift to be adeemed, meaning wiped out entirely and treated as if it never existed.

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So under Michigan law, Donna doesn’t lose her inheritance. Instead, the gift changes. She’s entitled to the value of the lake house.

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But Michigan law creates a gray zone that can easily lead to litigation.

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The statute never defines what “value” actually means. When is the value determined? At the time Judy sold the house? Or at Judy’s date of death?

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Under our facts, Judy sold the lake house for $3 million. If Donna is entitled to the value, does she now receive $3 million while Susan and Michelle each still receive their $2 million specific cash gifts?

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I think it does, even though that’s a huge shift from Judy’s original intent to equalize.

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Now let’s tweak the facts and watch how messy this can get.

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Imagine the real estate market tanked after Judy signed her Will and the lake house’s value dropped to $1 million. Judy panicked and sold it for that $1 million.

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Fast forward to Judy’s death. The market has exploded. That exact same property is now worth $4 million but Judy doesn’t own it anymore.

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So what is Donna entitled to? The $1 million Judy actually received? Or the $4 million that the property is worth at Judy’s death?

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The statute doesn’t say.

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It simply promises Donna quote “the value of the specifically devised property” and leaves everyone else to fight about what that word means.

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Donna would read it one way. Susan and Michelle would read it another way. And Judy’s equalizing plan becomes a probate battle.

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Let’s change the facts again.

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Remember, the Will said:

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“I give my house at 123 Lake Michigan Drive, Suttons Bay, Michigan to my daughter, Donna.”

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Now imagine Judy sold that Suttons Bay house for $3 million but before she died, she bought another home on Lake Michigan.

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Let’s say she purchased a lakefront property in Manistee, Michigan, for $750,000 the year before her death.

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So now we’re back in the statute, because Michigan anticipated this type of scenario, sort of.

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Subpart (e) of the Michigan statute says the specific devisee is entitled to any real estate the testator acquired as a replacement for the specifically devised property.

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And that one word — replacement — becomes the battlefield.

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Was the Manistee house a replacement for the Suttons Bay house?

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Or was it just another lake property Judy happened to buy later in life?

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Donna would almost certainly argue it was not a replacement. Why would she want a $750,000 property instead of the $3 million cash value she believes the statute promises her?

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Susan and Michelle would argue the opposite. Of course it’s a replacement — it’s another Lake Michigan home. They’d much rather Donna receive the smaller property than a multimillion-dollar payout.

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Donna, Susan and Michelle would fight it out in probate court. And a painful portion of Judy’s estate would get eaten up paying attorneys to argue about what Judy “must have meant.” And the sibling relationship? What relationship?

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All because Judy didn’t update one paragraph in her Will.

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So Judy — yes, you should update your Will. Otherwise, you’ll leave your daughters to interpret your intent and a judge to decide who’s right.

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We can’t control how legislatures draft statutes. I’ve been part of the legislative process in Tennessee, and trust me — it’s far messier and less precise than people imagine.

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Although you can’t control the law,  you can control your instructions. Use precise language in your Will. The clearer your words, the calmer your family’s future.

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Today’s story isn’t really about a lake house. It’s about what happens when your life moves forward and your documents don’t.

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Without clarity, your family isn’t grieving — they’re guessing, arguing, and paying lawyers to interpret your silence.

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That’s why I created The Death Readiness Playbook

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It helps you prevent exactly this kind of mess by keeping your wishes aligned with your actual assets and decisions.

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It’s the tool I wish every client had and you can find it at DeathReadiness.com/playbook — your family will be very glad you did.

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That’s deathreadiness.com/playbook.

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And, if you have a question you’d like me to answer on a future Tuesday Triage episode, submit it at deathreadiness.com/tuesdaytriage. That’s deathreadiness.com/tuesdaytriage.

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Thanks for listening today.

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This is Death Readiness, real, messy and yours to own. I’m Jill Mastroianni and I’m here to help you sort through it, especially when you don’t know where to start.

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Hi, I'm April, Jill's daughter. Thanks for listening to The Death Readiness Podcast.  While my mom is an attorney, she’s not your attorney.  The Death Readiness Podcast is for educational and entertainment purposes only.   It does not provide legal advice.  For legal guidance tailored to your unique situation, consult with a licensed attorney in your state.  To learn more about the services my mom offers, visit DeathReadiness.com.