Zone 1 (NYC, Long Island, Westchester, Rockland, etc.)
Zone 2 (Upstate / All Other Counties)
Zone 1: Bronx, Kings, Nassau, New York, Orange, Putnam, Queens, Richmond, Rockland, Suffolk, Westchester.
Zone 2: All other NY counties.
Purchase with Mortgage
Cash Purchase (No Mortgage)
Refinance
Owner's Policy Premium:$0.00
Loan Policy Premium:$0.00
Estimated Total Title Cost:$0.00
*Estimates based on standard TIRSA rate manual. Does not include municipal search fees, recording fees, or specific endorsements.
function toggleLoanInput() {
var type = document.getElementById('transactionType').value;
var loanGroup = document.getElementById('loanInputGroup');
if (type === 'cash') {
loanGroup.style.display = 'none';
document.getElementById('loanAmount').value = 0;
} else {
loanGroup.style.display = 'block';
}
}
function calculateTieredRate(amount, zone) {
if (amount <= 0) return 0;
var premium = 0;
var remaining = amount;
// Rate Tables (Per $1,000)
// Zone 1: NYC/Metro
var z1_min = 236; // Min fee up to 35k
var z1_35k_50k = 6.07;
var z1_50k_100k = 5.02;
var z1_100k_500k = 4.08;
var z1_500k_1m = 3.71;
var z1_1m_5m = 3.36;
var z1_5m_plus = 3.02;
// Zone 2: Upstate
var z2_min = 200; // Min fee up to 35k
var z2_35k_50k = 5.12;
var z2_50k_100k = 4.13;
var z2_100k_500k = 3.32;
var z2_500k_1m = 2.97;
var z2_1m_5m = 2.67;
var z2_5m_plus = 2.41;
if (zone === 'zone1') {
if (amount <= 35000) return z1_min;
premium += z1_min;
remaining -= 35000;
// 35k to 50k
var chunk = Math.min(remaining, 15000);
premium += (chunk / 1000) * z1_35k_50k;
remaining -= chunk;
if (remaining <= 0) return premium;
// 50k to 100k
chunk = Math.min(remaining, 50000);
premium += (chunk / 1000) * z1_50k_100k;
remaining -= chunk;
if (remaining <= 0) return premium;
// 100k to 500k
chunk = Math.min(remaining, 400000);
premium += (chunk / 1000) * z1_100k_500k;
remaining -= chunk;
if (remaining <= 0) return premium;
// 500k to 1m
chunk = Math.min(remaining, 500000);
premium += (chunk / 1000) * z1_500k_1m;
remaining -= chunk;
if (remaining <= 0) return premium;
// 1m to 5m
chunk = Math.min(remaining, 4000000);
premium += (chunk / 1000) * z1_1m_5m;
remaining -= chunk;
if (remaining <= 0) return premium;
// 5m plus
premium += (remaining / 1000) * z1_5m_plus;
return premium;
} else {
// Zone 2
if (amount <= 35000) return z2_min;
premium += z2_min;
remaining -= 35000;
// 35k to 50k
var chunk = Math.min(remaining, 15000);
premium += (chunk / 1000) * z2_35k_50k;
remaining -= chunk;
if (remaining <= 0) return premium;
// 50k to 100k
chunk = Math.min(remaining, 50000);
premium += (chunk / 1000) * z2_50k_100k;
remaining -= chunk;
if (remaining <= 0) return premium;
// 100k to 500k
chunk = Math.min(remaining, 400000);
premium += (chunk / 1000) * z2_332; // Defined below, fix variable usage
premium += (chunk / 1000) * z2_100k_500k; // Correction
remaining -= chunk;
if (remaining <= 0) return premium;
// 500k to 1m
chunk = Math.min(remaining, 500000);
premium += (chunk / 1000) * z2_500k_1m;
remaining -= chunk;
if (remaining <= 0) return premium;
// 1m to 5m
chunk = Math.min(remaining, 4000000);
premium += (chunk / 1000) * z2_1m_5m;
remaining -= chunk;
if (remaining <= 0) return premium;
// 5m plus
premium += (remaining / 1000) * z2_5m_plus;
return premium;
}
}
function calculateTitleInsurance() {
var zone = document.getElementById('propertyCounty').value;
var transType = document.getElementById('transactionType').value;
var price = parseFloat(document.getElementById('purchasePrice').value);
var loan = parseFloat(document.getElementById('loanAmount').value);
if (isNaN(price)) price = 0;
if (isNaN(loan)) loan = 0;
var ownersPremium = 0;
var loanPremium = 0;
var totalPremium = 0;
var simultaneousFee = (zone === 'zone1') ? 50 : 50; // Nominal fee for simultaneous issue, simplified
if (transType === 'cash') {
// Only Owner's Policy
ownersPremium = calculateTieredRate(price, zone);
loanPremium = 0;
} else if (transType === 'purchase') {
// Simultaneous Issue
ownersPremium = calculateTieredRate(price, zone);
if (loan <= price) {
// Typical simultaneous issue
loanPremium = simultaneousFee;
} else {
// Loan exceeds purchase price
// Pay simultaneous fee + difference in premium
var baseLoanRate = calculateTieredRate(loan, zone);
var basePriceRate = calculateTieredRate(price, zone);
loanPremium = simultaneousFee + (baseLoanRate – basePriceRate);
}
} else if (transType === 'refinance') {
// Only Loan Policy (Usually discounted, but standard rate used for calculator base)
// Note: In NY, pure refinance often gets a discount if previous policy exists < 10 yrs.
// We will use standard loan rate for conservative estimate.
ownersPremium = 0;
loanPremium = calculateTieredRate(loan, zone);
}
totalPremium = ownersPremium + loanPremium;
// Formatting
document.getElementById('ownersPremium').innerText = '$' + ownersPremium.toLocaleString('en-US', {minimumFractionDigits: 2, maximumFractionDigits: 2});
document.getElementById('loanPremium').innerText = '$' + loanPremium.toLocaleString('en-US', {minimumFractionDigits: 2, maximumFractionDigits: 2});
document.getElementById('totalPremium').innerText = '$' + totalPremium.toLocaleString('en-US', {minimumFractionDigits: 2, maximumFractionDigits: 2});
// Show/Hide Rows based on type
if(transType === 'refinance') {
document.getElementById('ownersPolicyRow').style.display = 'none';
} else {
document.getElementById('ownersPolicyRow').style.display = 'flex';
}
if(transType === 'cash') {
document.getElementById('loanPolicyRow').style.display = 'none';
} else {
document.getElementById('loanPolicyRow').style.display = 'flex';
}
document.getElementById('resultContainer').style.display = 'block';
}
function updateInputs() {
// Placeholder for future logic if zones change inputs
}
Understanding New York Title Insurance Rates
Calculating closing costs in New York State requires a detailed understanding of title insurance premiums. Unlike many other states where rates vary significantly between providers, New York title insurance rates are strictly regulated and standardized via the Title Insurance Rate Service Association (TIRSA).
Zone 1 vs. Zone 2: Why Location Matters
The cost of your title insurance policy heavily depends on the location of the property. The state is divided into two distinct zones with different pricing structures:
Zone 1 (Metro NY): This includes Bronx, Kings (Brooklyn), Nassau, New York (Manhattan), Orange, Putnam, Queens, Richmond (Staten Island), Rockland, Suffolk, and Westchester counties. Rates here are generally higher due to the complexity of property records in the metropolitan area.
Zone 2 (Upstate NY): This covers all other counties in New York State. The premiums per thousand dollars of coverage are slightly lower in these areas.
How the "Simultaneous Issue" Saves You Money
If you are purchasing a home with a mortgage, you are typically required to buy a Loan Policy to protect the lender. As a buyer, you also purchase an Owner's Policy to protect your equity. Purchasing these two policies separately would be prohibitively expensive.
However, under the "Simultaneous Issue" rule, if you buy both policies at the same closing, you pay the full premium for the Owner's Policy (based on the purchase price), but the Loan Policy is heavily discounted—often to a nominal fee plus endorsements—provided the loan amount does not exceed the purchase price. Our calculator automatically applies this discount when you select "Purchase with Mortgage".
Expert Tip: Always ask your title agent about the "reissue rate" if you are refinancing. If the property was insured within the last 10 years, you may be eligible for a discount of up to 30% on the loan policy premium, though this calculator displays the standard rate for conservative budgeting.
Breakdown of Policy Types
Owner's Policy: Protects you, the buyer, against pre-existing defects in the title, such as unpaid liens, forgery, or undisclosed heirs. This is a one-time fee paid at closing.
Loan Policy: Protects the lender's interest in the property. The coverage amount decreases as you pay down the mortgage principal.
Use the calculator above to estimate your premiums based on the current TIRSA rate manual. Remember that these figures represent the insurance premium only and do not include additional closing costs such as mortgage recording tax, mansion tax, or municipal search fees.