Estimate your title insurance premiums and closing fees
Purchase (New Owner)
Refinance (Lender Only)
Montana
Wyoming
Idaho
Standard Coverage
Extended Coverage (+30%)
Owner's Title Insurance Policy:–
Lender's Title Insurance Policy:–
Endorsement Fees:–
Estimated Closing/Escrow Fee:–
Total Estimated Title & Escrow:–
*Disclaimer: This calculator provides an estimate based on standard regional rate tables for Montana, Wyoming, and Idaho. Flying S Title rates may vary by specific county, underwriter availability, and specific transaction details. Contact a local escrow officer for a binding quote.
Understanding Flying S Title Rates and Closing Costs
When entering a real estate transaction, whether buying a new home or refinancing an existing mortgage, "Title Insurance" is a critical component of your closing costs. The Flying S Title Rate Calculator helps homeowners, buyers, and lenders estimate the premiums associated with securing property rights.
How Title Insurance Premiums Are Calculated
Unlike monthly insurance premiums (like auto or health), title insurance is a one-time fee paid at closing. The cost is typically based on the purchase price of the home or the loan amount. Most title companies, including Flying S Title, utilize a tiered rate structure determined by state regulations and underwriter filings.
Owner's Policy: Protects the buyer's equity in the property. The premium is calculated based on the full Sales Price.
Lender's Policy: Protects the bank or lending institution. The premium is calculated based on the Loan Amount.
Simultaneous Issue Rates
In a typical purchase transaction where the buyer is also getting a mortgage, both an Owner's Policy and a Lender's Policy are required. However, you generally do not pay the full price for both. Instead, you pay the full rate for the Owner's Policy, and a significantly discounted "simultaneous issue" rate for the Lender's Policy. This calculator automatically adjusts for this discount when applicable.
Refinance vs. Purchase Rates
Refinance transactions usually incur lower title costs because the property owner already has a title policy in place. The new policy covers only the new lender for the duration of the new loan. Our calculator offers a "Refinance" mode to reflect these specific lender-only rates, which are often heavily discounted compared to original purchase rates.
Factors That Influence Your Rate
Liability Amount: Higher home prices or loan amounts increase the liability assumed by the title insurer, resulting in a higher premium.
Geographic Location: Rates can vary between states (e.g., Montana vs. Wyoming) and even between counties due to local abstracting costs.
Endorsements: Specific add-ons (like environmental protection or boundary endorsements) can increase the total cost.
function toggleInputs() {
var type = document.getElementById('transactionType').value;
var salesInput = document.getElementById('salesPrice');
var salesGroup = salesInput.parentElement;
if (type === 'refinance') {
salesInput.value = ";
salesGroup.style.opacity = '0.5';
salesInput.disabled = true;
} else {
salesGroup.style.opacity = '1';
salesInput.disabled = false;
}
}
function formatCurrency(num) {
return '$' + num.toFixed(2).replace(/\d(?=(\d{3})+\.)/g, '$&,');
}
function getBaseRate(amount) {
// Generic tiered structure approximating Mountain West title rates (MT/WY/ID)
// This is a simplified logic block to simulate realistic outputs without API access.
var premium = 0;
// Base minimum
if (amount <= 0) return 0;
// Tier 1: Up to 100k
if (amount <= 100000) {
premium = 850;
}
// Tier 2: 100k to 500k
else if (amount <= 500000) {
premium = 850 + ((amount – 100000) / 1000) * 4.00;
}
// Tier 3: 500k to 1M
else if (amount <= 1000000) {
premium = 2450 + ((amount – 500000) / 1000) * 3.50;
}
// Tier 4: 1M to 5M
else if (amount 1500) closingFee = 1500; // Cap estimates
// Lender's Policy (Simultaneous Issue)
if (loanAmount > 0) {
// Simultaneous issue is often a flat fee or very low percentage
// Example: $250 flat add-on or small percentage
lendersPolicy = 300;
// However, if loan > sales price (rare but possible), pay difference
if (loanAmount > salesPrice) {
var diff = getBaseRate(loanAmount) – getBaseRate(salesPrice);
lendersPolicy += diff;
}
}
} else {
// Refinance Logic
// Refi rates are usually ~60-70% of standard rates based on Loan Amount
var baseRefi = getBaseRate(loanAmount);
lendersPolicy = baseRefi * 0.70; // 30% discount for refi
ownersPolicy = 0; // No owner policy on refi
closingFee = 350 + (loanAmount * 0.001);
if (closingFee > 1200) closingFee = 1200;
}
// Endorsements Logic
if (endorsementType === 'extended') {
// Extended coverage usually adds ~30% to the primary policy
var primaryBase = (type === 'purchase') ? ownersPolicy : lendersPolicy;
endorsementFee = primaryBase * 0.30;
} else {
endorsementFee = 0; // Standard usually included or negligible
}
// 4. Totals
var total = ownersPolicy + lendersPolicy + closingFee + endorsementFee;
// 5. Output
document.getElementById('ownersPolicyRes').innerHTML = formatCurrency(ownersPolicy);
document.getElementById('lendersPolicyRes').innerHTML = formatCurrency(lendersPolicy);
document.getElementById('closingFeeRes').innerHTML = formatCurrency(closingFee);
document.getElementById('endorsementRes').innerHTML = formatCurrency(endorsementFee);
document.getElementById('totalRes').innerHTML = formatCurrency(total);
// Show results
document.getElementById('resultsArea').style.display = 'block';
}