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Founded by a group of real estate professionals with more than 100 years of collective real estate experience, Joy Title Co. is a locally owned and operated title agency based in Lubbock, Texas.

Our seasoned staff is passionate about being a part of our clients' step in purchasing a new home or business location. We are dedicated to delivering only the best service and experience to ensure each client walks away confident in their next chapter.

Peruse the Our Community link below for exciting ways to explore our city!



Our name was chosen as a tribute to the legacy of a great woman, who was known for making all those who knew her feel special.  Adopting her legacy, a group of individuals came together to create a business focused on the needs of clients.  We believe that great success comes naturally to a company when it goes out of its way to provide incredible customer service -- such that our clients are confident that their needs are being taken care of and their expectations are being met. We strive to encompass values such as courtesy, sincerity and reliability as well as reminding ourselves frequently how important it is to "lead from the back.”


We close both residential and commercial real estate transactions in every county in the State of Texas.

We work with each of our clients through the buying, selling, and refinancing process, step-by-step.


We connect buyers, sellers, lenders, builders, investors, and developers to insure and protect the title to real estate.


We bring peace of mind to last a lifetime in the integrity of your title transaction and we look forward to working with you!

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Kim Kruse - Senior Escrow Officer

Kim is an established title industry expert with 30+ years of experience in all aspects of escrow.A native of Lovington, New Mexico, Kim began her career after she purchased her very first home. Upon closing, she applied to an opening and was hired on the spot. She hasn’t looked back since. Her finely honed experience in escrow and providing complete peace of mind for her clients has grown into a true passion – one she brings into every transaction. An avid reader and traveler, Kim spends her free time exploring new experiences with her loved ones or curled up with a good suspense novel.

Franny Valdez – Escrow Officer

Franchesca “Franny” Valdez is a real estate professional with three years of experience as an Escrow Officer and a background in real estate litigation as an attorney assistant. A native to West Texas, Franny grew up in Odessa and found her way to Lubbock after becoming a Red Raider at Texas Tech University where she earned a B.B.A. in Management. She met her husband attending college and they now have two beautiful children.


Sarah Blackburn - President

Sarah is an established leader and expert in Texas' title insurance industry. An attorney for over 20 years, with a focus on real estate, Sarah began her career in title in 2011 by opening a fee office inside her law firm. She acted as a manager, escrow officer and counsel. In 2015, Sarah and her partners opened their first title company in Austin, Texas. Since then, she and various partners have opened a total of 9 title agencies throughout Texas. She met her husband, Bo, also an attorney and co-founder of Sellers Shield, at Texas Tech Law School. Though she grew up in Amarillo, Sarah and Bo moved to Austin in 2000 and share their lives with their three children. Sarah earned her Bachelor of Arts degree at Abilene Christian University and her Doctor of Jurisprudence at Texas Tech University.

Miranda Minnix – Vice President

Miranda is a marketing executive with a real estate background that extends into her childhood. In 2005, she earned her real estate license and began her career in her family’s business. Her career development has lead to partnering with multiple title companies across Texas as a go-to expert for West Texas real estate. Born in Lubbock, Miranda spent much of her childhood moving around the country with her family before settling in New England. Upon graduating high school, she moved to Malibu, CA to play Division I soccer for Pepperdine University where she earned her degree in art. She moved back to her home of Lubbock in 2000 where she is now raising her three beautiful children. Miranda’s art and real estate background serve Joy Title not only as an invaluable business partner, but also as a marketing expert.

Britt Naponic – General Counsel

Britt is a title industry legal expert with 15+ years of experience managing claims and litigation across the Southwestern United States. Her expertise is sharply focused in both real estate and corporate litigation. She has built onboarding processes and corporate cultures within the title industry at multiple major industry leaders. Her extensive experience creating internal, scalable processes serves Joy Title Co. by streamlining backend tasks so results are delivered faster and more efficiently while maintaining precise legal compliance. Britt received a Bachelor of Business Administration from Southern Methodist University and earned both her Masters of Business Administration and Doctor of Jurisprudence from The University of Memphis. Britt acts as Joy Title Co.’s legal counsel.

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If you are relocating to Lubbock, we welcome you to our home and are excited to have you as our neighbor! Located in historic West Texas, there is so much to see, do, and eat in our beautiful community. Please use the links below to learn more!

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Copyright © 2016 Joy Title Co.

Title Insurance & Escrow Services

Lubbock, Texas