Title Company vs. Self-Closing Land Deals in 2025
Introduction
If you’ve found the perfect parcel and agreed on a price, you’re probably asking:
“Do I really need a title company — or can I close this myself and save money?”
This post breaks down when to use a title company, when it’s okay to DIY, and the legal and financial risks of each option.
💼 What Does a Title Company Do?
A title company handles the entire closing process, including:
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Title search (verifying ownership and any liens)
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Title insurance
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Escrow services (holding funds safely)
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Drafting legal documents
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Recording the deed with the county
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Disbursing funds to seller and county
✅ Using a title company gives you legal protection and peace of mind.
🤔 Can You Close a Land Deal Without One?
Yes — especially if you:
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Understand the legal process
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Are using cash (not a loan)
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Trust the seller
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Have experience in real estate
This is called a self-closing — and it’s common in land investing, especially for:
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Low-cost parcels
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Off-market deals
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Investor-to-investor transactions
🧠 Title Company vs. Self-Closing (Side-by-Side)
| Feature | Title Company | Self-Closing |
|---|---|---|
| Cost | $600–$2,000+ | $0–$200 (recording fees only) |
| Title Search | ✅ Included | ❌ You must do it |
| Title Insurance | ✅ Included | ❌ Not available |
| Escrow | ✅ Funds held securely | ❌ Must handle payment yourself |
| Legal Docs | ✅ Professionally drafted | ❌ You write or copy them |
| Recording | ✅ Handled for you | ❌ You do it manually |
| Risk Level | Low | Medium–High |
| Best For | First-time buyers, high-value land | Small deals, experienced investors |
✅ When You SHOULD Use a Title Company
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You’re a first-time buyer
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The land has a high value
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You want title insurance
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You’re unsure about the seller
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The property has existing structures, easements, or complex zoning
💡 Title insurance protects you from:
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Undisclosed heirs
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Liens or judgments
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Forged deeds
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Clerical errors in past recordings
❌ When You Might Self-Close
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The land is under $5,000
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You’ve done a thorough title search
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It’s a vacant, rural parcel
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You know and trust the seller
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You’re comfortable recording the deed yourself
⚠️ Warning: Even one mistake in a self-close can create years of legal trouble or loss of ownership.
🧾 How to Self-Close a Land Deal (Basic Steps)
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Draft a purchase agreement
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Get signed notarized deed from seller (usually a warranty or quitclaim deed)
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Exchange funds (wire, certified check, or cash app)
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Record the deed with the county recorder or clerk
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Pay any recording or transfer taxes
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Store your original documents safely
📍 Every state and county is different — research your local requirements before attempting a DIY closing.
🧠 Pro Tip: Do a Title Search Yourself
You can search the county records to verify:
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Chain of ownership
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Liens or judgments
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Encumbrances (easements, back taxes, restrictions)
Use online GIS and property record systems — or go in person.
Final Verdict
| Want security, insurance, and legal backup? 👉 Use a title company
| Comfortable with risk, small deals, and county records? 👉 DIY might work
As a rule of thumb:
The more money involved, the more reason to go professional.
Need Land That’s Easy to Close?
We offer direct deals with clear ownership and fast closings.
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