What home insurance do i need in FL?

To live by the ocean in Florida, you typically need a standard homeowners policy for fire and theft, a separate windstorm policy for hurricane damage, and a mandatory flood insurance policy for storm surges. In 2026, state law requires all Citizens policyholders with homes valued over $400,000 to carry flood insurance regardless of their flood zone, a requirement that will expand to all policyholders by 2027. You should prioritize homes with a roof less than 15 years old or negotiate a new one if older than 15 years old.

If you want to live by the ocean in Pompano Beach, you’ll usually need three types of insurance:

1. Homeowners Insurance (HO3)

Covers the house, belongings, and liability.

Required if you have a mortgage.

Average cost: $4,000–$7,000 per year depending on the home.

2. Hurricane/Windstorm Coverage

Usually included in the homeowners policy.

Comes with a hurricane deductible (often 2–5% of the home value).

3. Flood Insurance

Not included in homeowners insurance.

Often required near the ocean or in flood zones.

Average cost: about $800–$1,000 per year.

💰 Typical total insurance cost near the ocean:
➡️ About $5,000–$8,000 per year ($400–$650 per month).

📌 Costs depend on:

Distance from the ocean

Flood zone

Roof age

Hurricane windows/shutters

Home construction (concrete homes are cheaper to insure)

✅ Newer homes with impact windows and newer roofs usually have much lower insurance costs.

Alvaro (AL) Vargas
Broker Associate / Realtor
Vartar Real Estate by Keller Williams Realty Vero Beach
+1(904)323-7248
[email protected]

Florida insurance depending on the location and flood zone.

Hi Amy,
If you want to live in Florida by the ocean, just know that you will most likely need 2 insurance policies (maybe 3). One for the home (and one for hurricane/wind- which is sometimes included in your regular homeowners’ policy) and you will most likely need a policy for flood insurance. Most everything in Florida is located in a "flood zone" (given our proximity to water), HOWEVER... not all flood zones require you to have a flood insurance policy. I live in a flood zone "X" (in Cape Coral, FL) and do not have a flood policy (it was not required by my mortgage company when I purchased my home). I do think there are some things in the works to attempt to change this legislatively so that homes with certain values will be forced to obtain a flood policy but it has not occured yet. Here is the thing with flood policies though... many of them are assumable (meaning you can take over the seller’s policy) and this is MUCH cheaper than going out and getting a brand-new flood policy on your own. The trick here, is that many owners who purchased their homes with cash several years ago were not required to buy a flood policy- so they never obtained one. NOW, when a new buyer comes along and the previous owner didn’t have flood insurance, the new buyer's flood insurance policy will be high. If you assume a policy, you may get lucky and assume one for around $2000-$2800 (vaires) per year.... however, for a new policy I have seen some as high as $6000 or more. Just be sure you or your Realtor inquire about this with the seller or seller's agent if you are home shopping. It can save you a significant amount of money to assume the policy if there is one to assume. In regard to a homeowner’s policy- there are 3 major things that can cause a home to be uninsurable (and Florida seems to be full of them) #1. Roof- a shingle roof needs to be less than about 12-15 years old, tile roof should be less than 25 yrs old #2. Plumbing- if the home was built in the mid 90's, it could have polybutylene plumbing (poly plumbing) ...insurance companies will not insure a home with Poly plumbing. #3. Electric Panel- many older homes have either a Federal Pacific or Challenger panel and some Square D panels have been listed on the uninsurable list. There is a lot to know about insurance, the types, costs and variances.... getting educated to know what questions to ask is key. If you have other questions, I'm here to help however I can! Good luck with your potential move. Living in Florida is a dream!🌴🌞

Natalie More, Realtor- Cape Coral & Southwest Florida
Realty ONE Group MVP 🖤💛
(239) 564-3724
[email protected]
Moreinsouthwestflorida.com

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!