Title Insurance Calculator

Title insurance is unusual: in Texas, Florida and New York the state government sets the premium, and every title company must charge exactly the same amount for the same coverage. There is nothing to negotiate and nothing to shop.

Everywhere else, companies file their own rates and compete — so the premium genuinely varies, and getting quotes is worth your time.

This calculator returns an exact premium for Texas, Florida and New York, computed from the published state rate schedules. For other states it returns a range rather than a single number, because a point estimate would imply a precision that does not exist in a competitive rate market.

Unlike almost every other insurance product, this is a one-time premium paid at closing. There are no renewals. The owner's policy protects you for as long as you or your heirs own the property.

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Texas. Rates are set by the Texas Department of Insurance. Commissioner Order No. 2025-9697, signed December 19 2025, cut basic premium rates by 6.2% effective March 1 2026. For a policy over $100,000 the official formula is:

Worked example on a $400,000 home: ($400,000 − $100,000) × 0.00494 = $1,482, plus $780 = $2,262. Below $100,000, TDI publishes a lookup table instead of a formula; this calculator uses that full table, in $500 steps.

Florida. The Office of Insurance Regulation sets the owner's policy at $5.75 per $1,000 of coverage on the first $100,000, then $5.00 per $1,000 up to $1 million, with lower tiers above that. On a $300,000 home: $575 for the first $100,000 plus $1,000 for the remaining $200,000 = $1,575.

New York. The Dept. of Financial Services sets rates via TIRSA (the Title Insurance Rate Service Association) — a $382 minimum premium on the first $35,000, then per-thousand rates that step down as the amount rises (Zone 2: New York City, Long Island, Westchester and Rockland, plus Albany, Rensselaer and most Hudson Valley counties; Zone 1, the rest of the state, runs somewhat lower under the same rate manual). On a $400,000 home: $1,977. Base rates have been unchanged since 2019 and were confirmed unaffected by the TIRSA manual's Seventh Revision (October 2024).

Both Texas and Florida formulas above were verified against the regulators' own published schedules; New York's against the TIRSA Rate Manual and a licensed NY title agency's published rate table. Where a broker or brokerage blog quotes figures that disagree with the official rate order or manual, the regulator's own document governs.

There are two policies, and they protect different people:

• Owner's policy — protects your equity. Written for the purchase price. Lasts as long as you own the home.
• Lender's policy — protects the bank's interest. Written for the loan amount. Ends when the loan is paid off or refinanced. Your lender will require it.

Buying both from the same company at the same closing triggers a simultaneous-issue rate that is dramatically cheaper than issuing the lender's policy on its own. In Texas the simultaneous rate is $100 when the loan is no larger than the purchase price. Florida charges $25 on the same basis. In both states, any part of the loan above the owner's policy amount is charged at the regular rate. Florida's rule does not say where in the rate schedule that excess starts, so the calculator rates it on its own from the first bracket, the higher of the two possible readings. New York uses a different rule: the lender's policy is priced at 30% of the loan rate for the portion of the loan up to the owner's policy amount, and the full rate on anything above it. In every promulgated state, buying together is close to free relative to standalone pricing, so it is effectively always worth doing — and it is standard practice.

Refinancing later means a new lender's policy, though most states offer a reissue discount if the prior policy is recent. Ask for it; it is not always volunteered.

The promulgated premium is only the insurance. Title companies also charge ancillary fees that are not regulated and are negotiable:

• Escrow and settlement fees
• Title search and examination
• Document preparation
• Courier, wire and recording fees

This is the practical takeaway for buyers in Texas and Florida: since the premium is identical everywhere, the ancillary fees are the only thing worth comparing — along with service quality, which matters more than people expect when a title defect surfaces two weeks before closing.

For the full transaction picture including lender fees, prepaids and escrow, use the closing costs estimator.

Who pays the owner's policy is set by local custom and is negotiable in the contract. In most of Texas the seller pays it; in much of Florida it varies by county.