Episode 5 is hot off the press! I enjoyed connecting with the lovely Katie Schmitz of Guaranty Closing & Title Services and the leader of Wisconsin Land Title Association’s Rising Title Professionals (RTP) group. Katie is a true leader with heart – she fosters inclusion, collaboration, and kindness in everything she does.
If you caught Episode 3 with Brendan Rooney, you heard me discuss being nervous at my first WLTA conference in Sheboygan, WI. That trip was memorable for me, because it was also the first time I met Katie! I remember running into her in the ladies’ room and telling her I liked her dress. But our next encounter would be in La Crosse, WI, for another WLTA convention, where we sat together over a few drinks and really got to know each other.
Katie is the chair of Rising Title Professionals (formerly known as Young Title Professionals/YTP), and is the perfect person to lead this group. She has created a space where newcomers to the industry can gain confidence alongside other professionals across the state who are looking to become more involved in the title industry. Katie’s fun, upbeat attitude and genuine interest in personal connections have inspired me to pay it forward in the same ways that she has – being open to new people, ideas and opportunities is so important! I hope that you enjoy getting to know my friend Katie!
Katie Schmitz – President & COO
Guaranty Closing & Title Services
1. Can you share your professional journey in the title industry? What inspired you to pursue a career in this field?
I joined Guaranty Title in 2002, starting in the construction disbursing department after working in operations at a local bank. After having my first child, I was ready for a career change, and a few friends encouraged me to make the move—and I’m so glad they did. I quickly discovered I loved the construction side of the business and enjoyed being involved wherever I could help.
Before long, I realized the closing department was a natural fit for me—I enjoy connecting with people, and that role allowed me to do just that. Over the years, I grew within the company, moving from closer to department manager, then office manager, and later Director of Sales and Marketing. I’ve always been driven to keep learning and growing, which led me to roles as Executive Director, President, and eventually President & COO following a large acquisition about six years ago. It’s been an incredibly rewarding journey.
2. What were some of the key turning points or challenges you encountered on your path to becoming President and COO of Guaranty Closing & Title Services?
One pivotal moment came early in my career when I didn’t yet have a college degree. The owner of our company called me into his office and told me he believed I was capable of great things—and encouraged me to go back to school.
That conversation changed everything. Within weeks, I enrolled at Marian College and spent years balancing full-time work with night classes. I completed my degree in my early 40s, and it remains one of my proudest accomplishments. It wasn’t the fastest path, but it was absolutely worth it—and it reinforced that growth doesn’t have a timeline.
3. How has your previous experience prepared you for your current leadership position?
Education and development have always been a priority at our company, and I’ve been fortunate to benefit from that throughout my career. From a two-year manager-in-training program with world-class speakers to specialized programs like Northwestern Business School, Heroic Public Speaking in Boston, and leadership training at UW–Madison—each experience helped shape my perspective and skillset. I’ve also had the opportunity to attend a sales and leadership training called Concentric Selling in Philadelphia and a 2-year program called “Living As a Leader.” To just name a few. The investment our company made in me early on has had a lasting impact, and it’s something I’m deeply grateful for. Those experiences didn’t just prepare me for leadership—they continue to influence how I lead today.
4. What does a typical day look like for you as President and COO? Do you have any rituals you follow every morning or evening to prepare for the day ahead?
There’s truly no “typical” day in my role—and that’s one of the things I enjoy most. I usually start by reviewing incoming orders and then prioritizing my to-do list. At the end of each day, whether at the office or at home, I send myself a list for the next day. It’s my way of staying organized, even though priorities can shift quickly.
Lately, I’ve spent time in our Appleton office stepping in to support the closing department while the manager is on medical leave. Closing is still my favorite part of the business. There’s nothing better than being part of such an important milestone and celebrating new beginnings with clients—it never gets old.
5. How do you balance the responsibilities of leadership, management, and client relations in your role?
Balance is always a work in progress, but I’m incredibly fortunate to have a strong, supportive team. I truly believe I’m surrounded by some of the best people in the industry. They help keep priorities aligned and ensure we’re focused on what matters most.
6. What are some of the most rewarding aspects of your job, and how do they align with your long-term goals for the company?
One of the most rewarding parts of my role is developing future leaders. I feel a deep responsibility to prepare the next generation to take the reins of the company when the time comes.
There’s nothing more fulfilling than mentoring someone, watching them grow, and eventually seeing them take ownership and succeed. If I’ve done my job right, I’ll have helped build a team that’s ready to lead long after I step away—and that’s the ultimate goal.
7. Due diligence is critical in the closing and title process. How do you approach due diligence at Guaranty Closing & Title Services, and what best practices do you implement?
We follow ALTA Best Practices and conduct annual reviews to ensure we remain compliant and aligned with industry standards. Beyond that, we are constantly staying informed on evolving risks and trends—particularly in areas like fraud prevention, AI, and underwriting guidelines. Our company requires every team member to participate in 8 hours of virtual or in-person training. That can be an underwriter session or conference, or something that they identify as important and industry-related.
Staying proactive and adaptable is key in our industry, and we take that responsibility seriously.
9. You played a pivotal role in forming the Wisconsin Land Title Association’s Rising Title Professionals group. What motivated you to create this group, and what objectives did you aim to achieve?
The Rising Title Professionals group was originally inspired by Brad Hoeschen during his term as WLTA President. Tony Gomez and I were tasked with helping bring that vision to life.
Initially, the concept didn’t gain much traction, but in 2025, we made it a priority to rethink the approach. We set a goal of 12 members—and today, we’ve grown to 30+. The key was consistency, energy, and meaningful content. Once we built momentum, engagement followed, and the group really took off.
Investing in early-career professionals is critical. It builds loyalty, strengthens the industry, and helps us retain talent in a field where great people can be hard to find. You have to find them, develop them, and give them a reason to stay—and this group does exactly that.
10. How do you feel that the Rising Title Professionals group impacted the industry and its members?
One of the most impactful outcomes has been creating a safe, supportive space for collaboration. Members now attend conferences with confidence because they already have a built-in network of peers.
Many have formed genuine friendships, and it’s been incredibly rewarding to watch their growth. One member recently shared that they see this group as future WLTA board members who will one day collaborate together—and that really says it all. At its core, this is about building confidence, fostering meaningful connections, and giving the next generation a strong, unified voice.
One of the things I’m most proud of is how this group has helped break down the traditional barriers of competition within our industry. RTP isn’t about recruiting talent away from one another or competing for business—it’s about connection, collaboration, and support. It creates a space where professionals can share ideas, talk through challenges, and support others who are navigating the same day-to-day experiences. We’re fortunate that WLTA has embraced that mindset and encourages putting competition aside to strengthen the industry as a whole.
11. What trends do you see shaping the future of the title industry, especially in Wisconsin?
Fraud continues to be one of the most significant and concerning trends in our industry. This year, Guaranty faced one of the most challenging situations in our company’s history due to a major fraud attempt. It was a defining moment that has permanently changed how we approach our processes and safeguards.
At the same time, we’re closely watching the evolution of AI. It presents both opportunities and challenges, and staying informed will be critical as it continues to shape the future of our industry.
12. What advice would you give to someone entering the title industry today, particularly women looking to make their mark?
Say yes—often. Say yes to lunches, to learning opportunities, to conferences, and to meeting new people. This industry is built on relationships, and the more connections you make, the more opportunities will follow. Be curious, stay engaged, and never underestimate the power of showing up and putting yourself out there.
Of course, also join Rising Title Professionals in your state and ALTA!
13. As you look ahead, what is your vision and goals for both Guaranty Closing & Title Services and the Rising Title Professionals group?
I’m especially excited to share that Rising Title Professionals is going national. I’ve been asked to lead a team with ALTA to launch a National Rising Title Professionals group, which is an incredible opportunity. We introduced the concept at the ALTA Edge Conference in March in Frisco, Texas, and the response was overwhelmingly positive. We’re now gearing up for an official rollout, with our first national meeting planned for July.
Building on the success we’ve had with the WLTA group, I’ve also created a playbook to help other Land Title Associations launch their own Rising Title Professionals programs. The level of interest has been amazing, and it’s incredibly rewarding to see something that started locally gain momentum across the country. I’m truly excited to help bring this energy and opportunity to other states.
As for Guaranty, my goal is to ensure we continue to grow as a strong, successful company for many years to come. While I’m not planning to retire soon, I take great pride in knowing that when that day does come, we’ll have an exceptional group of talented leaders ready to step in. I’m just as excited to see where they take the company next.
14. Who have been your biggest influences or mentors throughout your career, and how have they shaped your leadership style?
The biggest influence in my career was our company’s owner, Louie Andrew. He saw something in me early on and believed in my potential. He challenged me, supported me, and consistently gave me opportunities to grow.
In late 2025, Louie passed away. I had the honor of speaking at his funeral and sharing the impact he had on my life—it was an incredibly meaningful experience. He taught me the importance of giving back to the communities you live in, Family always comes first, and not being afraid to surround yourself with people who are smarter than you. Those lessons continue to guide my leadership every day.
15. What is one of your latest obsessions & why? (Book/Movie/Show/Podcast/Food – anything!)
I love getting into a great series—there’s always something new to dive into, and I am patiently waiting for another episode of The Pitt to drop on HBO. It’s my go-to way to unwind after a busy day, and I’m always on the lookout for the next must-watch show.
16. I know that you love to have fun wherever you go – can you share a story from a memorable trip you’ve taken?
Each year, I like to extend my ALTA conference trip by a day or two—either arriving early or staying late—to explore somewhere new with Brad Hoeschen. One of the most memorable trips was to Mexico. It was definitely an adventure—some parts better than others—but unforgettable, nonetheless. We made the drive and took in some incredible views along the way, but shortly after arriving, I managed to trip on a sidewalk and injure my recently replaced knee (a very “me” moment). That led to an early trip back and a six-hour wait at the border—so while it wasn’t exactly relaxing, it’s a story I won’t forget anytime soon!
On a much smoother note, another highlight was traveling to Miami after the ALTA conference in Orlando to see Taylor Swift’s Eras Tour. It was, without a doubt, one of the best concerts I’ve ever experienced.
17. Who’s on your daily music playlist? Give us a sample from “Katie’s Playlist.”
As you see in my above answer, I am a Swiftie, love Taylor Swift, so definitely something she has done, I have a Taylor playlist with all my favorites, and All Too Well, the 10-minute version, must be listened to regularly.
About the Author
Marissa Berends is a Certified Abstractor and Industry Relations Coordinator at Capitol Lien, a nationwide due diligence and risk mitigation services provider. Since joining the company in September 2021, she has earned abstractor certifications in Minnesota, Nebraska, and North Dakota, and most recently graduated from the Wisconsin Land Title Association’s Title Examiner courses.
Marissa is involved with the following groups: Women in Title (WiT); Wisconsin Land Title Association’s (WLTA) Convention Committee, Membership Committee, and Young Title Professionals; Property Record Industry Association (PRIA) National Education Committee; Illinois Land Title Association’s (ILTA) Inclusion, Diversity, Equity & Acceptance (IDEA) Committee; Minnesota Land Title Association’s (MLTA) Education Committee, American Land Title Association’s (ALTA) Title Advisory Network (TAN), Michigan Land Title Association’s (MLTA) New Title Professionals, and the National Association of Land Title Examiners and Abstractors (NALTEA).
About Capitol Lien
Capitol Lien empowers real estate and title professionals with trusted public record research and due diligence services nationwide. With over 30 years of experience, Capitol Lien specializes in fast, accurate property and title searches, lien reports, and document retrieval that help title agents, underwriters, and legal teams operate their businesses with confidence. The Capitol Lien team takes the hassle out of title research with local experts and innovative tools that make it easier to mitigate risk, stay on schedule, and keep your closings moving smoothly.
Learn more at capitollien.com. Ready to simplify your title research? Send your next order to Capitol Lien and experience the difference trusted diligence makes. Stay in touch with Capitol Lien on LinkedIn for industry updates and information. Reach out! contact@capitollien.com or 800-845-4077
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