Patty's Trusted Partners
Title Insurance &
Closing Resources
Choosing the right title company is one of the most important decisions in any real estate transaction. Patty works with a select group of trusted local title professionals who she recommends to every client — buyers and sellers alike.
Jesse Schwigk
Townsend Title Insurance Agency
4049 Del Prado Blvd S
Cape Coral, FL 33904
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Valerie Whitt
Fidelity National Title
14680 S. Tamiami Trail Suite 4
Fort Myers, FL 33912
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What You Need to Know
Understanding Title Insurance
Title insurance is one of the least understood parts of a real estate transaction — and one of the most important. Here's what it is, why it matters, and what to expect at closing.
What Is Title Insurance?
Title insurance protects you against problems with the ownership history of a property — things like unpaid liens, undisclosed heirs, forgery, or errors in public records. Unlike other insurance that protects against future events, title insurance protects against past events that could affect your ownership rights.
Owner's vs. Lender's Policy
There are two types of title insurance — a lender's policy, which protects your mortgage lender and is typically required, and an owner's policy, which protects you as the buyer. Patty strongly recommends purchasing an owner's policy. It's a one-time premium paid at closing and covers you for as long as you own the property.
Who Pays in Florida?
In most Florida counties — including Lee County where Cape Coral is located — it is customary for the seller to pay for the owner's title insurance policy. This is negotiable, but it's the standard practice Patty sees in the majority of transactions across Southwest Florida.
What Does a Title Company Do?
The title company conducts a title search to uncover any issues with the property's ownership history, issues the title insurance policies, holds escrow funds, coordinates with all parties, and handles the closing — making sure funds are distributed correctly and documents are properly recorded.
How Much Does It Cost?
Title insurance is a one-time premium paid at closing — there are no ongoing payments. The cost is based on the purchase price of the home and is regulated by the state of Florida. For a $400,000 home, owner's title insurance typically runs between $1,500 and $2,500.
Do I Really Need It?
In short — yes. Title issues are more common than most buyers expect, especially in Florida where properties have changed hands many times and public records can contain errors. The cost of an owner's policy is minimal compared to the potential cost of defending your ownership in court without one.
Can I choose my own title company?
Yes — in Florida you have the right to choose your own title company regardless of what the seller or builder recommends. Patty always encourages her clients to use a title company they trust, which is why she maintains relationships with multiple local options.
When do I select a title company?
Ideally as early as possible in the transaction — often at the time of the offer or shortly after going under contract. The title company needs time to conduct the title search and prepare closing documents, so earlier is always better.
What happens at closing?
The title company coordinates the closing, reviews all documents with you, collects and distributes funds, and records the deed with the county. In Florida, remote online notarization is available — meaning you can close without being physically present if needed.
Have Questions About Title or Closing?
Patty walks every client through the closing process from start to finish — no surprises, no confusion. Reach out anytime and she'll point you in the right direction.
© 2026 Patty Orchard | Orchid Home Team | Epique Realty | Cape Coral, FL