Answers by Robert Kirkland

Hi Amy — great question. Living by the ocean in Florida means you'll likely need 3 separate policies: 1. Homeowners (HO3) — Covers structure, personal property, liability. In South Florida near the coast, expect 4 , 500 – 4,500–9,000/yr depending on home value, roof age, and construction type. Good news: Citizens just cut rates 8.7% statewide in 2026. 2. Windstorm/Hurricane — Often bundled into your HO3 in Broward County (unlike some coastal counties that require a separate policy). Your hurricane deductible will be 2–5% of the insured value — that's the big out-of-pocket number to plan for. 3. Flood Insurance — This is where it gets real near the ocean. Your cost depends entirely on your FEMA flood zone: Zone X (minimal risk): 400 – 400–800/yr Zone AE (high risk): 2 , 000 – 2,000–5,000/yr Zone VE (coastal high velocity): 5 , 000 – 5,000–10,000+/yr Before you make an offer on any home, ask for the flood zone determination and an elevation certificate. Those two documents will tell you more about your true insurance costs than any Zillow listing. One more tip: if the seller already has a flood policy, ask if it's assumable — assuming an existing policy can save you thousands vs. getting a brand-new one. I specialize in coastal Florida real estate and help buyers navigate insurance costs every day. Feel free to reach out if you have more questions!