Mom does not have a mortgage. She wants to live in the house as long as she is capable. But she wants the house to belong to just my brother (we are all fine with this).

There is a method of selling where the deed is written up so it transfers to the new owner at the death or at the time the person no longer can live in the house. I am sorry forgot the name for it, but a real esate attorney can arrnage just that type of deed for you.

Or, she can will the house to him. If the estate is small, there will be no tax consequence. Another possibility is the son giving her a reverse mortgage, if she needs income. The son would give her a monthly amount, upon her death, ownership reverts to him.

I think that FrChuck is referring to a life estate. That's where your mother gives him a deed but reserves a life estate for herself and she gets to stay in the house for the rest of her life.

Speak to a real estate attorney in the area where the property is located and they can prepare it for her.