Buyer guide · Texas

Texas title insurance rates and the rest of your closing costs

Texas sets title insurance premiums by rule, so every company charges the same. Here's the 2026 rate math, what isn't regulated, and how DPA covers closing costs.

Bottom line:

In Texas the state sets the title insurance premium. Under the rate schedule effective March 1, 2026, an owner's policy on a $300,000 home is $1,768, and that is the same at every title company. What does vary are escrow fees, tax certificates and lender charges. Homes for Texas Heroes and the TDHCA programs can put up to 5% of the loan amount toward down payment and closing costs.

The one closing cost you can't shop

In most states, title insurance is priced by each company. Texas does it differently. The Texas Department of Insurance sets the basic premium, and TDI's title FAQ says every title agent is required to charge the same premium for a policy. You can't get a discount on it.

That takes one variable off the table. It doesn't mean every title company bill looks the same, because the premium is only part of what a title company charges. More on that below.

What the 2026 premiums look like

TDI's schedule of basic premium rates took effect March 1, 2026. For policies between $100,000 and $1 million, the formula is simple: take the amount over $100,000, multiply by 0.00494, round, and add $780. Here is what that produces at common Texas price points:

Home price (owner's policy amount)	Basic premium
$200,000	$1,274
$250,000	$1,521
$300,000	$1,768
$350,000	$2,015
$400,000	$2,262
$500,000	$2,756

Per TDI, the owner's policy is priced on the sale price and the loan policy on the loan amount. You pay the owner's premium once, at closing, and coverage lasts as long as you own the home. The paper policy usually shows up about 30 days after closing.

Owner's policy vs. loan policy

Your lender will require a loan policy. It protects the lender until the loan is paid off. The owner's policy protects you. When both are issued together, TDI's FAQ says the loan policy is issued at a discounted price of $100. So the real question in most Texas deals is the owner's policy.

Who pays for the owner's policy?

TDI says the buyer and seller may negotiate who pays the premium. The Texas Real Estate Commission's resale contract has a spot to fill in whether the seller or the buyer furnishes the owner's policy. On a $300,000 house, that line is worth $1,768. Have your agent ask for it in the offer, especially if you are short on cash, and read the contract before you sign so you know which box got checked.

The title company charges that are not set by the state

TDI's FAQ is blunt: escrow fees and other closing charges differ between agents, and most title companies add extra charges for things like tax certificates and escrow fees. Ask for a fee sheet early and compare. TDI also says you can choose any title company you want, even if your agent, builder or lender recommends one.

Charges you may see on a Texas closing disclosure include:

Escrow or closing fee for handling the money and documents.
Tax certificates showing what is owed to each taxing unit.
Recording fees charged by the county clerk for the deed and deed of trust.
Survey or a survey affidavit if the seller has an existing one.
Endorsements to the title policy. TDI notes title insurance does not cover boundary disputes with a neighbor unless you buy extra coverage.
HOA transfer and resale certificate fees in neighborhoods with an association.

Before closing, check the legal description in the title commitment against your survey. TDI recommends it, and it is the cheapest way to catch a problem.

Lender costs and prepaids

The title bill is only one slice. The rest of your cash to close comes from the loan itself and from items you prepay:

Lender fees and the appraisal. These vary by lender. Compare Loan Estimates side by side.
First year of homeowners insurance. TDI reports the average Texas homeowners premium was $3,489 in 2025, so this is not a small line.
Escrow cushion for property taxes. Lenders collect several months up front. In a neighborhood with a utility district, that tax bill is higher.
Prepaid interest from closing day to the end of the month.

Two federal fees can be financed instead of paid in cash: FHA's 1.75% upfront mortgage insurance premium and the VA funding fee.

A sample cash-to-close sheet (illustrative figures)

These are round example numbers for a $300,000 FHA purchase, not a quote:

Item	Example
Down payment, 3.5%	$10,500
Owner's title policy (if the buyer pays)	$1,768
Loan policy issued with it	$100
Escrow, tax certificates, recording (varies)	$1,500
Lender fees and appraisal (varies)	$3,000
Insurance, tax escrow and prepaid interest (varies)	$5,500
Example total before help	$22,368

Now apply Texas assistance. On a base FHA loan of $289,500, 5% is about $14,475. That covers the down payment with about $3,975 left for closing costs. If the seller pays the owner's policy and chips in toward costs, the gap shrinks again. Earnest money you put down at contract is credited back on this sheet too.

Where Texas assistance fits

Homes for Texas Heroes (TSAHC): up to 5% of the loan amount for down payment and closing costs, as a grant or a second loan forgiven after three years.
Home Sweet Texas (TSAHC): the same 5% for buyers in any job who meet its income limit.
TDHCA My First Texas Home and My Choice Texas Home: up to 5% as a 0% second lien, deferred or forgivable depending on the option.
City and county money in places like Austin, Fort Worth, San Antonio and El Paso, often larger amounts with tighter income and price caps. Our full program list shows what is open.

Five ways to shrink the check you bring

Ask the seller to pay the owner's title policy.
Get fee sheets from two title companies; the premium is fixed, the extras are not.
Ask whether the seller has a survey that can be reused.
Close near the end of the month to cut prepaid interest.
Line up your down payment assistance before you write the offer, so your agent knows how much seller help to ask for.

Ready to see which programs could cover your share? Check your eligibility.

Readers also ask

Is title insurance cheaper at some Texas title companies?

No. The Texas Department of Insurance sets the premium, and every title agent must charge the same rate. Escrow fees, tax certificates and other closing charges can differ, so compare those.

How much is title insurance on a $300,000 home in Texas?

Under TDI's basic premium schedule effective March 1, 2026, an owner's policy for $300,000 is $1,768. A loan policy issued at the same time is discounted, which TDI's FAQ lists at $100.

Does the seller pay for the owner's title policy in Texas?

It's negotiable. TDI says the buyer and seller may negotiate who pays, and the TREC resale contract has a spot to say which side furnishes the owner's policy.

Can down payment assistance pay closing costs in Texas?

Yes. Homes for Texas Heroes, Home Sweet Texas and the TDHCA programs put up to 5% of the loan amount toward down payment and closing costs. Many city programs also cover closing costs.

Free printable: the Texas buyer's checklist. Papers, steps, programs and the questions to ask, all in one packet. Get the checklist