How Much Does Title Insurance Cost in Utah? (2026 Rate Guide)

If you're buying a home in Utah, you've probably seen "title insurance" listed on your loan estimate and wondered exactly what you're paying for. Unlike your monthly homeowners insurance premium, title insurance is a one-time cost that protects you from ownership disputes and hidden defects in your property's title history.

The cost of title insurance varies based on your purchase price, the type of policy you need, and which title company you choose. Since Utah doesn't regulate title insurance rates, you have the opportunity to shop around—but you also need to understand what you're comparing.

In this guide, we'll break down exactly what you can expect to pay for title insurance in Utah in 2026, show you detailed rate tables, explain the difference between owner's and lender's policies, and share strategies to reduce your title insurance costs without sacrificing protection.

What Determines Title Insurance Costs in Utah?

Title insurance premiums in Utah are primarily based on your home's purchase price or loan amount, but several other factors influence the final cost. Understanding these variables helps you anticipate your expenses and identify opportunities to save.

Purchase price or loan amount is the biggest factor. Title insurance uses a tiered rate structure where the rate per thousand dollars decreases as the property value increases. A $200,000 home won't cost twice as much to insure as a $100,000 home because of this sliding scale.

Policy type significantly affects cost. An owner's policy, which protects your equity in the property, typically costs more than a lender's policy because it covers the full purchase price. The lender's policy only covers the loan amount and decreases as you pay down your mortgage.

Simultaneous issue discounts apply when you purchase both policies at the same time. Because the title company only performs one search and examination, they offer substantial discounts on the lender's policy—often 40-50% off the standard rate.

Property type and complexity can impact costs. Standard residential transactions typically follow straightforward rate schedules. Commercial properties, land purchases, or transactions involving complex title issues may have different pricing structures or require additional endorsements that increase the premium.

Refinance transactions often qualify for discounted rates if you've had an owner's policy within the last few years. Some title companies offer "refinance rates" that are 40-60% lower than purchase rates because they can rely on the previous title work.

How Much Does Owner's Title Insurance Cost in Utah?

The owner's title insurance policy protects your investment in the property. If someone challenges your ownership or a hidden defect surfaces years after closing, this policy covers your legal defense and potential losses up to the policy amount.

Here's what you can expect to pay for owner's title insurance across different price ranges in Utah:

These figures represent typical rates from Utah title companies and may vary based on the specific underwriter and company you choose. Notice how the cost as a percentage of the purchase price decreases as home values increase—this is the tiered rate structure in action.

For most Utah homebuyers purchasing in the $400,000-$500,000 range (close to the state's median home price), the owner's policy will cost roughly $1,100-$1,400. While this might seem like a significant expense at closing, consider that it's typically less than 0.3% of your purchase price for lifetime protection of your largest asset.

In traditional Utah transactions, the seller pays for the owner's title insurance policy as part of their obligation to deliver clear, marketable title to the buyer. This custom dates back decades and remains the standard practice in most Utah counties, though it's always negotiable between buyer and seller.

How Much Does Lender's Title Insurance Cost in Utah?

If you're financing your home purchase, your mortgage lender will require a lender's title insurance policy (also called a loan policy). This policy protects the lender's interest in the property up to the loan amount.

The lender's policy premium is calculated based on your loan amount rather than the purchase price. Here are typical costs:

*Simultaneous issue rate applies when purchasing owner's and lender's policies together

The simultaneous issue discount is one of the best automatic savings in your real estate transaction. When both policies are issued at the same time (which happens in virtually all financed purchases), the lender's policy premium is reduced by 40-50% because the title company leverages the same search and examination work for both policies.

Unlike the owner's policy, which the seller typically pays in Utah, the buyer usually pays for the lender's policy. This makes sense because it's required by your lender and protects their interest in the property. The cost is included in your closing costs and can be rolled into your loan if you're not bringing all cash to closing.

It's important to note that the lender's policy only protects the lender, not you. As you pay down your mortgage, the lender's coverage decreases while your equity (protected by the owner's policy) increases. This is why having both policies is crucial for complete protection.

What Factors Can Increase Your Title Insurance Cost?

While the base premium is determined by your purchase price or loan amount, several factors can increase your final title insurance cost. Being aware of these helps you budget accurately and avoid surprises at closing.

Endorsements are additions to your policy that provide coverage for specific risks not included in the standard policy. Common endorsements in Utah include:

• Survey coverage (typically $25-$75) protects against boundary disputes and encroachments when you don't have a current survey
• Zoning endorsements ($50-$150) confirm the property's zoning classification and that current use is permitted
• Access endorsements ($25-$50) ensure legal access to your property from a public road
• Manufactured housing endorsements (varies) for properties with mobile or manufactured homes

Complex title issues discovered during the title search may require additional work to resolve. While this doesn't directly increase the insurance premium, you might see additional fees for extended research, document retrieval, or legal work needed to clear the title.

Expedited service can add $100-$300 if you need rush processing for a quick closing. Standard title work in Utah typically takes 5-7 business days, but rush service can compress this to 2-3 days when necessary.

Property type differences affect pricing. Commercial properties, agricultural land, and multi-unit buildings often have different rate structures than single-family homes. If you're purchasing investment property or commercial real estate, expect different pricing than the residential rates shown in this guide.

Simultaneous closings or split transactions might incur additional fees. If you're selling one home and buying another on the same day, or if the transaction involves multiple parcels, there may be extra coordination fees beyond the base premium.

Can You Shop Around for Title Insurance in Utah?

Yes, and you should. Unlike regulated states where all companies charge the same rates, Utah's competitive market means prices can vary between title companies by 10-20% or more for the same coverage.

Your lender may recommend or require you to get quotes from their preferred title company, but under federal law (RESPA), you have the right to choose your own title company for owner's coverage. For the lender's policy, you may have less flexibility, but you can still compare prices.

When shopping for title insurance, compare these factors:

• Base premium rates for both owner's and lender's policies at your specific purchase price
• Closing and escrow fees which can vary significantly between companies
• Service quality and reputation because the cheapest option isn't always the best value
• Underwriter financial strength since you want a company that will be around if you need to file a claim years from now
• Local expertise particularly familiarity with Utah property law and county recording procedures

Request quotes at least 2-3 weeks before your planned closing date. This gives you time to compare options without rushing the decision or delaying your closing. Provide each company with the same information—purchase price, loan amount, property address—so you're comparing apples to apples.

Remember that in Utah's custom, the seller often chooses and pays for the owner's policy, which means their title company typically handles the entire closing. If you want to use a different company, you'll need to negotiate this with the seller, potentially offering to split the cost difference or make other concessions.

How Can You Reduce Title Insurance Costs?

While title insurance is a necessary expense when buying a home, several strategies can help you minimize the cost without sacrificing protection.

Negotiate who pays as part of your purchase offer. In Utah, the seller traditionally pays for owner's title insurance, but in a buyer's market, you might negotiate for the seller to pay both owner's and lender's policies. Conversely, in a competitive seller's market, offering to cover some title costs might strengthen your offer.

Ask about refinance rates if you're refinancing and purchased your home within the last 5-10 years. Many title companies offer discounted "refinance rates" that can be 40-60% lower than standard rates because they can use your previous title work as a foundation.

Bundle services by using the same company for title insurance and closing services. Some companies offer package pricing that reduces overall costs when you use them for multiple services rather than splitting between providers.

Review endorsements carefully and only purchase those you truly need. Your title officer should explain each endorsement and whether it's necessary for your situation. Don't automatically accept all suggested endorsements without understanding their purpose.

Ensure clean title early in the transaction. The sooner title issues are identified and resolved, the less likely you'll face rush fees or complications. Order your title work as soon as your offer is accepted rather than waiting until the last minute.

Consider timing with related transactions. If you're selling a home you purchased recently, you might qualify for a reissue rate on the new purchase, especially if using the same title company. Ask about reissue credits when applicable.

Compare total closing costs, not just title insurance premiums. Some companies offer competitive title insurance rates but charge higher closing and escrow fees, while others might have slightly higher premiums but lower ancillary costs. Look at the total picture on your closing disclosure.

What's Included in Your Title Insurance Premium?

Understanding what you're paying for helps you appreciate the value of title insurance. Your premium covers much more than just the policy itself.

Comprehensive title search is the foundation of your protection. Title examiners search public records going back 40-60 years or more, reviewing deeds, mortgages, liens, judgments, divorce decrees, probate records, and court documents that might affect your property. This process typically takes several days of professional research.

Title examination and analysis involves experienced professionals reviewing the search results to identify any issues, gaps, or irregularities in the chain of title. They determine what needs to be resolved before closing and what risks can be insured.

Clearing title defects often requires additional work by the title company. This might include obtaining lien releases, correcting recording errors, securing affidavits from previous owners, or coordinating with other parties to resolve issues. Many of these services are included in your premium.

Closing and escrow services are typically bundled with title insurance. The title company prepares closing documents, coordinates with lenders and real estate agents, manages the transfer of funds, ensures all parties sign appropriate documents, and records the deed and mortgage with the county.

Lifetime coverage for as long as you own the property, with no renewal premiums or coverage limits. If a covered title defect surfaces 20 years after you purchase the home, your policy still protects you.

Legal defense if your ownership is challenged. Title insurance doesn't just compensate you for losses—it provides legal representation to defend your ownership rights. This legal coverage alone could be worth tens of thousands of dollars if needed.

Peace of mind knowing that your home—typically your largest investment—is protected against unknown title defects from the past. While you can't put a dollar value on this, it's a significant benefit of having comprehensive title insurance.

Are There Any Ongoing Title Insurance Costs?

One of the best aspects of title insurance is that it's truly a one-time cost. Unlike homeowners insurance, auto insurance, or other policies that require monthly or annual premiums, you pay for title insurance once at closing and never pay again.

Your owner's title insurance policy remains in effect for as long as you or your heirs have an interest in the property. There are no renewals, no expiration dates, and no coverage limits that decrease over time. In fact, your coverage becomes more valuable as your equity increases.

The only exception is if you refinance your mortgage. When you refinance, your new lender will require a new lender's policy because they're issuing a new loan. However, your owner's policy from your original purchase remains in effect—you don't need to purchase a new owner's policy when refinancing.

This one-time payment structure makes title insurance one of the best values in real estate. Consider that a $1,200 premium on a $400,000 home provides lifetime protection—just $100 per year if you own the home for 12 years, or $60 per year if you own it for 20 years. Compare that to homeowners insurance, which might cost $1,500-$2,000 annually.