TitleMCP

Open-source title research tools for AI agents. TitleMCP connects Claude, or any MCP client or local model, to county recorders, tax collectors, state statutes and federal sanctions lists. Your agent can then do the lookups a title file needs and show where each answer came from.

Every title file means the same chores. Search the recorder's index, pull the tax status, find out which office issues the lien letter, screen the parties, and chase the lender for the release. Every county runs them on a different website. TitleMCP turns those chores into tools an agent can call, and returns structured answers it can act on. It's built for title agents, escrow and closing teams, real estate attorneys, and the developers building agents for them.

Ask it things like:

• "The Alex Example mortgage in Dallas County was paid off May 1. Has the release recorded yet? Is the lender late?"
• "We paid off the Alex Example loan in Cuyahoga County on March 3. If the release still isn't recorded, what can we do?"
• "Are the taxes paid on this Fairfax County parcel?"
• "Who do I order a municipal lien search from in Fort Lauderdale, and what does it cost?"
• "Screen the buyers and sellers on this file against OFAC."

Each question is answered from the source itself: the recorder's index, the collector's own records, the statute's official text. The tool's answer carries links to those sources.

Why it's different

• It reads the source. Tax status comes straight from the county collector's website. Release checks read the recorder's index, and deadlines come from the statute itself.
• It knows the law it checks against. Release deadlines are on file for 44 states and DC. Each is read from the statute, with the sentence that sets it, a link to the official text, and the remedy once the lender is late. Where the statute gives one, it also gives the route for clearing the lien without the lender.
• Its accuracy is measured. OFAC screening handles transliterations, typos, reordered names and initials. It keeps common names quiet. The benchmark uses 3,000 disguised real listings and 3,000 realistic U.S. names. Screening surfaces 97.6% of the listings with no false alarms. Whole-name fuzzy matching, the usual approach, manages 75.0% at the same zero false alarms. Every screening returns a receipt showing a "no match" was searched for properly.
• A person stays in charge. Answers that affect title are marked for review. The tools find and report facts; they never make the legal or underwriting decision.
• Most tools need no account. The county tools, OFAC screening, the deadlines and the municipal directory need no API key and no sign-up.

What it covers

Lookup	Where
Has the mortgage been released? (county recorder index)	TX: Bexar, Collin, Dallas, Denton, Hidalgo, Montgomery, Tarrant · OH: Ashland, Cuyahoga, Geauga, Holmes, Lake, Medina, Stark, Wayne · CO: Arapahoe · IL: Lake · PA: Delaware · SC: Greenville
Is the lender late? (statutory release deadlines)	44 states and DC
Are the property taxes paid?	DC · OH: Butler, Clermont, Franklin, Lake, Lucas, Montgomery · CA: Contra Costa · IL: DuPage · NM: Bernalillo · PA: Delaware · TN: Shelby · VA: Fairfax
Who issues the municipal lien letter? Plus permits, code cases, utilities and assessments	FL: all 67 counties and the 120 cities of 20,000 people or more, about 94% of Floridians
Auditor property search	OH: Butler, Clermont, Franklin, Lake, Lucas, Montgomery
The recorded chain for one parcel	OH: Franklin
OFAC sanctions screening	Nationwide: Treasury's SDN and consolidated lists, refreshed daily
Bankruptcy, HOA contacts, parcel data	Nationwide, with your own PACER, SerpAPI or proxy account

Don't see your county? Counties on the same records software share a platform package (Kofile PublicSearch, Kofile CountyFusion, Fidlar AVA, Tyler iasWorld), so adding the next county on one is mostly a matter of describing its site. See Add your county.

Get started

With Docker

git clone https://github.com/titlemcp/titlemcp
cd titlemcp
docker compose up --build

The server is now at http://localhost:8000/mcp. Add it to Claude Code:

claude mcp add --transport http titlemcp http://localhost:8000/mcp

MCP Inspector also runs at http://localhost:6274 for calling tools by hand. Its sign-in token is in docker compose logs mcp-inspector.

With Python 3.12 or newer

git clone https://github.com/titlemcp/titlemcp
cd titlemcp
./scripts/install.sh

The script installs TitleMCP and every county package into .venv. It then prints the command for Claude Code and the snippet for Claude Desktop's config, with your path filled in:

claude mcp add titlemcp -e TITLE_MCP_LOAD_ENTRY_POINT_PLUGINS=true -- "$PWD/.venv/bin/titlemcp-server"

To call tools by hand in the browser instead, run MCP Inspector:

npx @modelcontextprotocol/inspector -e TITLE_MCP_LOAD_ENTRY_POINT_PLUGINS=true -- .venv/bin/titlemcp-server

Use git clone, not Download ZIP: the package reads its version from the repository's tags. pip install titlemcp installs only the core from PyPI: OFAC screening, the release deadlines, the workflow tools and the credentialed tools. The county packages, including the Florida directory, aren't on PyPI yet.

In the cloud

Each button builds the same Docker image, with every county package, and serves MCP at https://<your-app>/mcp. The server has no sign-in, so anyone with the URL can call it. Read Deploying before you add any credentials.

Then ask

Start with "What can TitleMCP look up?", then try the questions at the top of this page. The first OFAC screening downloads the lists, which takes a few seconds.

What an answer looks like

"We paid off the Alex Example mortgage in Orange County, Florida on June 1. When is the release due?" Orange County has no recorder connector yet, so the tool can't check the index itself. It still knows Florida's deadline, and its answer includes:

{
  "status": "not_checked",
  "paid_off_on": "2026-06-01",
  "release_due_on": "2026-07-31",
  "deadline": {
    "days": 60,
    "clock_start": "payoff",
    "citation": "Fla. Stat. § 701.04(2)(a)",
    "remedy": "Prevailing party in a civil action to enforce the release duty gets reasonable attorney fees and costs. No statutory damages amount.",
    "alternative_release": "Title insurer officer or appointed agent may record a certificate of release if none is recorded after payoff per estoppel letter; copy to servicer. No wait stated. Loans <= $500,000, not open-end.",
    "alternative_citation": "Fla. Stat. § 701.041"
  },
  "next_action": "No connector reads Orange County's index. Check its records by hand after 2026-07-31, the deadline.",
  "requires_human_review": true
}

In a county with a connector, such as Dallas, the tool also reads the index. The status is then one of released, released_late, awaiting_release, overdue, not_released or needs_review, with what the index showed.

The tools

Tool	What it does	Needs
mortgage_release_search	Finds one mortgage's release in the county recorder's index	—
release_tracking_status	Judges that release against the state's deadline: on time, late or overdue	—
property_tax_status_search	Reads a parcel's current tax status from the collector	—
municipal_lien_directory	Says who issues the lien letter and how to order it, and where permits and code cases are	—
ofac_screen_parties	Screens people and companies against OFAC's lists, with a receipt	—
ofac_list_status	Shows which list publication screening is using	—
<county>_auditor_search	Searches an Ohio county auditor by parcel, owner or address	—
pacer_bankruptcy_search	Searches PACER's bankruptcy party index	A PACER account (PACER bills searches)

Workflow tools. start_title_workflow, request_hoa_estoppel, request_municipal_lien_search, request_tax_certificate, request_public_records_search, track_release, analyze_document, parse_payoff_letter and generate_checklist_packet record a title task with the steps its jurisdiction needs. get_workflow_status, list_workflows and submit_human_review follow it through review, with an audit trail, and the records can be kept in Postgres. These tools plan and track the work. They don't yet order estoppels, run OCR or read payoff letters.

list_title_capabilities, list_source_connectors and list_vendor_connectors report what a running server has installed.

Outside its coverage, a tool answers requires_configuration and names what is missing rather than guessing. The tool reference has every tool's inputs and outputs.

Credentials

Only the three tools above that name a credential need one. Their variables are listed in .env.example. Keep them in a secret manager, a local .env, your MCP client's configuration or your host's settings. Configuration explains each option and how the code keeps them out of logs.

Run it with a local model

TitleMCP doesn't depend on a hosted AI. The lookup tools have runnable samples. Each one starts the server and asks a local Ollama model a plain question, and the model has to pick the right tool by itself.

Add your county

A county is a small Python package that registers through entry points. If the county runs software TitleMCP already reads, its package is mostly a description of the county's site. Start from Extending TitleMCP and the package template. Then read CONTRIBUTING.md for how to open a pull request.

If you need a county and can't build it yourself, open an issue that names it.

Documentation

• Getting started: the source checkout, tests and samples
• Tool reference: every tool's inputs and outputs
• Configuration: every setting, and where to keep credentials
• Deploying: the cloud buttons and connecting a client
• Samples: Ollama clients that show a local model picking the right tool
• Extending TitleMCP: adapters, connectors and county packages
• AGENTS.md: conventions for contributors and coding agents
• Architecture, jurisdiction packages and publishing

License

MIT. See LICENSE.