Kendall Title Company
Local Kendall title work with statewide reach — title insurance, escrow and closings for buyers, sellers, investors and lenders.
Atlantic Title Firm provides title insurance, escrow, and closing services throughout Kendall and the rest of Miami-Dade County. Buyers, sellers, FSBOs, investors, and lenders rely on us for accurate, on-time closings — backed by local Kendall know-how and statewide reach. Kendall is the largest unincorporated area in Miami-Dade, a suburb of several hundred thousand people that has never been a city, stretching from Dadeland and the Falls west through Kendall Lakes, the Hammocks and Country Walk to the Everglades edge. Every Kendall address is governed by the county. Our Kendall closings mix condos and townhomes under milestone rules, single-family resales in 1970s and 1980s subdivisions, investor flips and the Miami-Dade buyer-pays custom.
On a typical $550,000 Kendall sale, the Florida-specific closing costs run about $6,702 (deed doc stamps + owner’s title + recording). In Miami-Dade County, the buyer customarily pays the owner’s title policy and usually chooses the closing agent.
Title & Closing Costs in Kendall
Strip away lender fees and prorations and a Kendall closing has two Florida-mandated costs: the deed documentary stamp tax at $0.70 per $100 of the purchase price and the promulgated owner's title insurance premium. The first goes to the state; the second is set by the state. Here is the math on a $550,000 Kendall transaction:
Example: $550,000 sale in Kendall
These are illustrative — your actual costs depend on price, financing, prorations, and who pays what under the contract. Run your own numbers with the Kendall closing cost calculator, or use the statewide tools below:
See all Florida title calculators →
What Is Different About Closing in Kendall
Buyer pays, buyer chooses. Miami-Dade custom puts the owner’s title premium on the buyer, who therefore usually selects the closing agent. Most Kendall contracts follow that, and we are glad to be the buyer’s choice.
Condos and milestone rules. Kendall’s 1970s and 1980s condo and townhome communities are under Florida’s reserve rules and, where three stories or taller, milestone inspections, with roof and reserve assessments common. We pull the inspection and SIRS status and read minutes for pending assessments.
Unincorporated, county-governed. There is no City of Kendall, so permits, code enforcement and the lien letter all come from Miami-Dade County. We order the county lien search early, because open permits are the most common Kendall delay.
Investor and rehab volume. The single-family grid sees steady flips. We check code-enforcement liens and unpermitted work, especially efficiency units, enclosed patios and converted garages.
Who Pays for Title Insurance in Kendall?
In Miami-Dade County the long-standing custom puts the owner's title policy on the buyer, and because whoever pays for the policy usually picks the closing agent, most Kendall contracts name the buyer's title company. Sellers relocating from seller-pays counties are often pleasantly surprised. Nothing in Florida law requires it: the FAR/BAR contract has a checkbox for either party, and it is negotiated regularly. Whichever side you are on, we are happy to be written in.
Talk to a Kendall Title Agent
Questions about a Kendall contract, a lien, or a deed? Leave your details and we'll call you back the same day.
Property Taxes & Homestead in Kendall
Taxes on a Kendall home are the Miami-Dade County Property Appraiser's taxable value times a total rate of about 15.5 mills (an approximate countywide average; rates vary by municipality and district). Homestead buyers get up to $50,000 in exemptions plus the 3% Save Our Homes cap; everyone gets a reassessment to market value the January after the sale, which is why the seller's capped bill understates what you will owe.
Estimate Kendall property taxesFree property-tax estimator with Miami-Dade County millage & homestead→Recording Your Deed in Kendall
The Miami-Dade County Clerk in Miami is the recording office for every Kendall deed, mortgage and satisfaction. Fees are the same statewide: $10 for page one and $8.50 for each page after. We prepare the documents, collect the doc stamps and intangible tax at closing, e-record and deliver the recorded instruments with your owner's title policy.
How Your Kendall Closing Works
Contract In
Email or upload the signed contract. We open escrow, order the Kendall title search and confirm your closing date within hours.
Examine Title
Our examiners review the Miami-Dade County records for liens, judgments, easements and chain-of-title gaps and start clearing them.
Commitment Out
You and your lender receive the commitment; we order payoffs, estoppels and the survey and prepare the settlement statement.
Fund & Record
Sign in person, by mail or by remote notary; we disburse, e-record with the Miami-Dade County Clerk and issue your owner's policy.
Kendall Title & Property Considerations
Older Kendall neighborhoods near Dadeland trace to 1950s plats with drainage-district easements, and West Kendall lots carry Everglades-edge wetland and canal easements. Hurricane Andrew’s 1992 rebuilds left open permits on older homes. Some addresses with Kendall mail are actually Pinecrest, Palmetto Bay or unincorporated areas with other names.
Deeds record with the Miami-Dade County Clerk in downtown Miami. Recording is statewide, $10 for the first page and $8.50 per additional page, and we e-record on closing day.
Our Kendall title search and examination are built to surface issues like these before you close — so you take title clean and your ownership is protected from day one.
Neighborhoods & Areas We Serve in Kendall
Atlantic Title Firm closes throughout Kendall, including Dadeland, the Falls area, Kendall Lakes, the Hammocks, Country Walk, Kendale Lakes, West Kendall, the Crossings, Sunset and the Killian corridor:
Kendall Title & Escrow, Handled.
Fast, accurate closings with a dedicated closer — call or order title online.
☎ (561) 396-2692Order TitleKendall Title Company FAQ
Does Atlantic Title Firm close in Kendall and West Kendall?
Yes. We provide title insurance, escrow and closings throughout Kendall, Kendall Lakes, the Hammocks, West Kendall and the rest of Miami-Dade County, for buyers, sellers, investors and lenders.
What do title insurance and doc stamps cost on a Kendall sale?
On a $550,000 Kendall sale the Florida-specific items are about $3,850 in deed documentary stamps, $2,825 in owner's title insurance and roughly $27 in recording, before lender fees, prorations and commissions.
Who pays for title insurance in Miami-Dade County?
The buyer customarily pays for the owner's title policy in Miami-Dade County and usually chooses the closing agent. It is negotiable and the contract controls.
Is Kendall a city?
No. Every Kendall address is unincorporated Miami-Dade County, so permits, code enforcement and the lien letter come from the county.
Does an older Kendall condo need a milestone inspection?
If the building is three stories or taller and past the statutory age, yes. Smaller buildings still fall under the reserve rules. We pull the status with the estoppel.
A dedicated closer, co-branded marketing, and clear updates on every file — see why Kendall agents make us their preferred title company.
Open & Move Your File Online
Already have a signed contract? Send it over and we’ll open your file today.
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Nearby Cities & Counties We Serve
Kendall is in Miami-Dade County. See the full county page, or our statewide coverage across all 67 Florida counties.