What title insurance protects, how a Florida closing works, who's involved, what it costs under Florida's state-set rates, and a calculator to estimate your title and closing costs.
Title insurance protects you, and your lender, against financial loss from problems with ownership that existed before you bought: forged deeds, unknown heirs, hidden liens, recording mistakes. Unlike other insurance, you pay once, at closing, and an owner's policy lasts as long as you or your heirs own the property.
A forged deed or signature somewhere in the chain of title, including identity theft and seller impersonation.
An unknown heir, or a spouse who should have signed a homestead deed and didn't.
Unpaid mortgages, judgments, tax liens or contractor liens that were missed or recorded incorrectly.
Mistakes in public records, wrong legal descriptions or improperly executed documents.
No legal access to the property, or title that turns out to be unmarketable.
The insurer pays to defend your title in court against covered claims, in addition to covered losses.
Problems you created or agreed to · Issues a current survey would show, unless a survey is provided · Zoning, building codes and government regulations · Defects arising after the policy date · Rights of tenants or people in possession, unless removed · Items listed as exceptions in Schedule B of your policy
| Owner's policy | Lender's policy | |
|---|---|---|
| Protects | You, the buyer | Your lender |
| Coverage amount | The purchase price | The loan amount |
| How long | As long as you or your heirs own the property | Until the loan is paid off |
| Required? | Optional, but strongly recommended | Required by almost every lender |
| Cost in Florida | State-set rate (see calculator) | $25 when issued with the owner's policy, plus endorsements |
| Who usually pays in Miami-Dade / Broward | Buyer (by custom) | Buyer |
The insurance company that carries the risk and pays claims. Premiums go to the underwriter and the agent.
Licensed by the Florida Department of Financial Services to search, examine, close and issue policies on the underwriter's behalf.
Florida Bar members can act as title agents and closing agents, and many South Florida closings are handled by law firms.
Prepares the closing statement, collects and disburses funds, and records the documents.
The Office of Insurance Regulation sets the premium rates, so the policy costs the same with any company.
A handful of national underwriters carry most of the risk. You usually buy through a local title agency or a Florida attorney who is an agent for one or more of them.
Fidelity National, Chicago Title and Commonwealth are all part of Fidelity National Financial. Attorneys' Title Fund Services is affiliated with Old Republic. Florida title premiums reached $618 million in Q2 2026.
| Major underwriters | U.S. share, Q2 2026 |
|---|---|
| First American Title Insurance Co. | 23.3% |
| Fidelity National Title (FNF family) | 15.8% |
| Chicago Title (FNF family) | 13.2% |
| Old Republic National Title, incl. Attorneys' Title Fund | 13.1% |
| Stewart Title Guaranty | 10.9% |
| Westcor Land Title | 4.6% |
| Commonwealth Land Title (FNF family) | 3.2% |
| WFG National Title | 2.6% |
Uses Florida's state-set title rates and documentary stamp taxes. Service fees are typical South Florida midpoints; your closing agent's quote may differ.
Estimates only. Excludes lender fees, prepaid interest, escrow deposits for taxes and insurance, property tax prorations, inspections, survey, commissions and any extra legal work. Who pays what is set by your contract.
| Amount of coverage | Rate per $1,000 |
|---|---|
| Up to $100,000 | $5.75 |
| $100,000 – $1 million | $5.00 |
| $1 million – $5 million | $2.50 |
| $5 million – $10 million | $2.25 |
| Over $10 million | $2.00 |
Minimum premium $100. Lender's policy issued with the owner's policy: $25 plus endorsements. Reissue rate when the seller's policy is under 3 years old: $3.30 / $3.00 / $2.00 / $1.50 per $1,000. Florida Admin. Code R. 69O-186.003.
| Item | Typical cost | Customarily paid by |
|---|---|---|
| Owner's title insurance | State-set (≈ $5,075 on $1M) | Buyer in Miami-Dade & Broward; seller in Palm Beach |
| Lender's title policy (simultaneous) | $25 + endorsements (often $25 each) | Buyer |
| Settlement / closing fee | $500 – $1,500 | Each side, or as negotiated |
| Title search & examination | $250 – $600 | Party paying for title |
| Municipal lien search | $150 – $400 | Varies by contract |
| Condo / HOA estoppel letter | Capped by Florida law (about $299 standard, more for rush or delinquency) | Seller, usually |
| Deed doc stamps | $0.70 per $100 ($0.60 Miami-Dade single-family; $1.05 other Miami-Dade) | Seller (resales) |
| Mortgage doc stamps | $0.35 per $100 of the loan | Buyer / borrower |
| Intangible tax on mortgage | 0.2% of the loan | Buyer / borrower |
| Recording fees | $10 first page, $8.50 each added | Buyer for deed and mortgage |
| Survey | $400 – $900 | Buyer |
| Attorney representing you (separate from title) | $1,000 – $3,500+ residential | Party hiring the attorney |
Pays the owner's policy by custom in Miami-Dade and Broward, and usually chooses the title company or attorney.
Pays by custom in Palm Beach and most other Florida counties, and usually chooses.
Custom is only a starting point. The purchase contract decides, and it's negotiable.
A basic closing fee covers a standard transaction. Anything that needs custom drafting, extra coordination or curative work, like special addenda, escrow holdbacks or contract assignments, is usually billed separately.
Illustrative ranges only. Ask your closing attorney or title agent for a written fee quote before you sign the contract.
| Extra service | Illustrative range |
|---|---|
| Special addendum or custom contract drafting | $250 – $750+ |
| Escrow holdback agreement (repairs, permits, reinstallations) | $250 – $750 + escrow administration |
| Assignment of contract | $250 – $1,000+ |
| Post-closing occupancy or leaseback agreement | $300 – $750 |
| Corrective deeds, probate or heir curative work | $500 – $2,500+ |
| Trust, LLC or power-of-attorney document review | $250 – $1,000 |
| FIRPTA withholding and IRS filings (foreign seller) | $250 – $750 |
| 1031 exchange coordination with the QI | $250 – $500 |
| Mail-away, remote or after-hours closing | $100 – $350 |
Insurance that protects a buyer or lender against financial loss from defects in a property's title that existed before the purchase, such as forgery, unknown heirs, undisclosed liens or recording errors. You pay a one-time premium at closing.
It's optional, but strongly recommended. The lender's policy protects only the lender. Without an owner's policy, you would pay to defend or fix a covered title problem yourself.
Florida sets the rates by rule. An owner's policy is $5.75 per $1,000 for the first $100,000, $5.00 per $1,000 from $100,000 to $1 million, $2.50 per $1,000 from $1 million to $5 million, $2.25 per $1,000 from $5 million to $10 million and $2.00 per $1,000 above that. That is about $5,075 on a $1 million purchase.
Not the premium. Florida promulgates the rate, so the policy costs the same everywhere. What differs are the closing, search and service fees, so compare those.
By custom, the buyer pays for the owner's policy in Miami-Dade and Broward, and the seller pays in Palm Beach and most other Florida counties. The purchase contract controls, so it can be negotiated.
Lenders require a policy protecting the loan. When it's issued at the same time as the owner's policy, Florida's simultaneous-issue rate is $25, plus endorsements the lender requires.
The insurer's promise to issue a policy once listed requirements are met. It shows the policy amount, the requirements to close (like paying off the seller's mortgage) and the exceptions that won't be covered.
A discounted premium when the seller has an owner's policy issued within the last three years. The rate is $3.30 per $1,000 up to $100,000 and $3.00 per $1,000 from $100,000 to $1 million, with lower rates above that.
A search of city and county records for open permits, code violations and utility or special-assessment liens that may not show up in the regular title search. In South Florida it's an important part of every closing.
A statement from a condo or homeowners' association showing what the owner owes. Florida law caps what associations can charge for one.
Yes. Florida attorneys can act as title agents and closing agents, and many South Florida closings are handled by law firms. You can also hire an attorney just to represent you while a title company closes.
Federal law (RESPA Section 9) prohibits a seller from requiring a buyer to use a particular title company as a condition of sale when federally related financing is involved. In practice, whoever pays for the owner's policy usually chooses.
Extra legal work costs more: drafting special addenda, escrow holdback agreements, contract assignments, leasebacks, probate or corrective-deed curative work, entity document review, and FIRPTA withholding for foreign sellers.
An owner's policy lasts as long as you or your heirs own the property, and in some cases protects you after you sell for warranties you gave. A lender's policy ends when the loan is paid off.
Only if a current survey is provided and the survey exception is removed or modified. Otherwise, matters a survey would show are excepted.
I negotiate who pays what in your contract, recommend experienced South Florida closing attorneys and title agents, and keep every deadline on schedule.
Title insurance rates, Fla. Admin. Code R. 69O-186.003, Cornell LII
law.cornell.edu
Title insurance overview, Florida Department of Financial Services
myfloridacfo.com
Who pays for title insurance, by county, Bay-it Title
bayittitle.com
Florida documentary stamp tax rates, PassFloridaRealEstate
passfloridarealestate.com
Florida title premiums and underwriter market share, Q2 2026 (ALTA data), Atlantic Title
atlantictitlefirm.com
Miami closing costs, 2026, Manhattan Miami
manhattanmiami.com
Seller closing costs in Florida, 2026, Pozek
pozek.com
Disclaimer: Geva Bar is a licensed real estate advisor with Compass, not an attorney, CPA, tax advisor, mortgage lender or title insurer. This page is general education only and is not legal, tax, lending or financial advice, and it does not create an attorney-client relationship. Figures, rates and laws change, and every transaction is different. Consult the appropriate licensed professional before acting. Compass Florida, LLC is a licensed real estate broker. Equal Housing Opportunity. Title premiums are set by Florida rule; all other fees are estimates and vary by provider.