What Is Title Insurance—And Do You Really Need It in Pennsylvania?

Let’s Talk About Transitions (and Why Title Insurance Matters)

You know, buying or selling a home isn’t just about real estate—it’s about stepping into a new chapter. I work with people going through all kinds of life changes—new jobs, growing families, downsizing after the kids move out, or helping aging parents find the right place. Every one of those transitions comes with excitement and stress. Title insurance? That’s one of those quiet little safeguards that helps make the process smoother and lets you sleep a little better at night.

So What Is Title Insurance, Really?

In simple terms, title insurance is like a safety net for your home’s past. It protects you from things that could pop up long after you’ve closed—like:

• Old liens that never got cleared

• Clerical errors in ancient deeds

• Confusing inheritance claims

• Or even that one contractor who swore he got paid (but didn’t)

I’ve seen things appear from 30, 40, even 50 years ago—duplicate parcel numbers, deeds that never got fixed, liens nobody knew about. A good title search catches a lot of it, but title insurance has your back when something slips through.

Do You Have to Have It?

If you’re getting a mortgage, your lender will require a policy—but that one protects them, not you. What I always recommend is adding an Owner’s Policy. It’s a one-time cost, and it protects your ownership for as long as you have the home. It’s one of those things that doesn’t feel exciting—until you realize how much headache it can save later.

Who Pays for It—and How Much Are We Talking?

Here in Pennsylvania, the buyer usually pays for title insurance at closing. The good news? It’s a one-time cost, and it’s regulated by the state, so pricing doesn’t really change from one company to another.

| Sale Price | Typical Cost (PA) |
|-------------|------------------|
| $100,000 | About $1,200–$1,300 |
| $200,000 | Around $1,800–$2,000 |
| $300,000 | $2,400–$2,600 (give or take) |

That usually includes both the Owner’s Policy (you) and the Lender’s Policy (the bank).

Sheri’s Tip:
You can’t shop the rates much, but you can shop who handles your closing. Some title companies bundle services—saving you both time and stress on settlement day.

And What About Sellers?

Even though the buyer’s the one who purchases the policy, sellers actually benefit too. If something’s hiding in the title—an old mortgage, a lien, or an error—it’ll pop up before closing. Catching it early saves time, money, and frustration later.

If you’re thinking about selling soon, take a peek at my Seller’s Guide: https://drive.google.com/file/d/1HjcutWO6KmQPV2A4_iHS-ELmlzKkLmfx/view?usp=drivesdk. It’s full of the things I wish every homeowner knew before putting that “For Sale” sign in the yard.

The Bottom Line

Most of the time, title insurance feels like a small detail in a giant stack of paperwork—but it’s one of the most important boxes you’ll check. Think of it as your home’s legal seatbelt. You probably won’t need it, but if you ever do… you’ll be really glad it’s there.

If you’re starting your home search, grab my free Indiana PA Buyer’s Guide: https://drive.google.com/file/d/1z_2JkalnBbxMNMx1wT5i7D2ytTRotL7L/view?usp=drivesdk. It’s the perfect way to get your bearings before jumping in.

Helping Indiana County buyers turn ‘just looking’ into ‘just closed.’

— Sheri Kunkle, Associate Broker | eXp Realty Indiana PA