Title Insurance Calculator
Estimate lender's and owner's title insurance premiums with state-specific regulated rates. Includes simultaneous issue discount, refinance reissue rates, and comparison of standard vs enhanced coverage.
Two types of title insurance policies exist — and they protect very different things.
Who it protects: The lender only
Coverage amount: Loan amount (decreases as you pay)
Duration: Until loan is paid off
Transferable: No — tied to the loan
Who it protects: You, the homeowner
Coverage amount: Home value (can increase with ALTA enhanced)
Duration: As long as you or heirs own the property
Transferable: Yes — to heirs
How does title insurance fit into your total closing costs?
How to Use This Title Insurance Calculator
Enter three values to estimate your title insurance costs:
- Home Price: The purchase price — used to calculate the owner's title insurance policy amount.
- Loan Amount: Your mortgage amount — used to calculate the lender's title insurance policy amount.
- State: Title insurance rates are heavily regulated by state. Rates vary dramatically — New York rates can be 2-3x higher than rates in Arizona or Tennessee.
The calculator shows both policies separately, applies the simultaneous issue discount automatically, and breaks down the total cost.
Lender's vs Owner's Title Insurance Policy
There are two distinct title insurance policies issued at a real estate closing:
Policy Comparison
| Lender's Policy | Owner's Policy | |
| Required by | Your lender (mandatory) | No one (optional) |
| Protects | Lender only | You, the homeowner |
| Coverage amount | Loan balance (decreases) | Home value (stays or grows) |
| Duration | Until loan is paid off | As long as you own the home |
| Coverage basis | $400,000 loan at 0.175% | $500,000 home at 0.225% |
| Estimated cost | $700 (with discount) | $1,125 |
Should you buy the owner's policy? Yes, in almost all cases. It's a one-time premium that protects your full investment for as long as you own the home — one of the best value insurance purchases in real estate.
The Simultaneous Issue Discount
When you purchase both the lender's and owner's title policies at the same closing, most title companies offer a significant discount — typically 30-40% off the lender's policy premium.
This discount exists because the title company only needs to perform one title search and examination for both policies. If you were to buy them separately, you'd pay the full premium for each. Always buy both policies simultaneously to maximize this discount.
Lender's ($700) + Owner's ($1,125) = $1,825
With 35% simultaneous discount on lender's:
Discounted lender's ($455) + Owner's ($1,125) = $1,580
Simultaneous savings = $245
Title Insurance Rates by State
Title insurance premiums are filed with and approved by state insurance regulators. Some states (like Texas and Florida) set promulgated rates where all title companies must charge the same price. Others allow competitive pricing within regulated maximums.
States with the highest rates include New York, New Jersey, and Massachusetts. States with more competitive rates include Arizona, Oregon, and Tennessee. The same $400,000 home can generate title insurance costs that differ by $500-$1,500 depending on the state.
Refinance: The Reissue Rate
When refinancing, you only need a new lender's title policy — not a new owner's policy (your owner's policy continues as long as you own the home). Better yet, most title companies offer a "reissue rate" for refinances:
- Typically 40-60% less than the original premium
- Applies because the title company is updating an existing search, not starting from scratch
- Usually available if the original policy was issued within the last 10 years
- Always ask — title companies won't always volunteer the reissue rate