Complete Guide to Florida Homeowners Insurance in 2026

Florida homeowners insurance is expensive, complicated, and absolutely necessary. If you own a home in Florida, you already know the challenges: rising premiums, carriers pulling out of the state, and hurricane season stress.

This guide covers everything you need to know about protecting your Florida home in 2026.

What Does Florida Homeowners Insurance Actually Cover?

A standard Florida homeowners insurance policy covers four main areas:

Dwelling Coverage (Coverage A): The structure of your home — walls, roof, foundation, attached structures like garages. If a fire destroys your house, this pays to rebuild it.

Other Structures (Coverage B): Detached structures on your property — sheds, fences, detached garages, pool equipment. Usually set at 10% of your dwelling coverage.

Personal Property (Coverage C): Your stuff — furniture, clothes, electronics, appliances. Typically 50-70% of your dwelling coverage. If a hurricane destroys your belongings, this replaces them.

Liability Protection (Coverage E): Legal and medical costs if someone gets injured on your property. Covers lawsuits, medical bills, and legal defense. Standard policies include $100,000-$300,000 in liability coverage.

Additional Living Expenses (Coverage D): Hotel bills, restaurant meals, and temporary housing if your home is uninhabitable after a covered loss. Usually covers 20-30% of your dwelling amount.

What Florida Homeowners Insurance Does NOT Cover

Here's where Florida gets tricky. Your standard homeowners policy excludes several major risks:

Flood Damage is NOT Covered

You need a separate flood insurance policy — either through NFIP (National Flood Insurance Program) or a private flood carrier.

When is flood insurance required?

• You have a mortgage and live in a high-risk flood zone (FEMA zones A or V)
• Your lender requires it (even outside high-risk zones)

When should you get it even if it's not required?

• You live anywhere in coastal Florida (storm surge risk)
• You're near rivers, lakes, or retention ponds
• Your neighborhood has a history of flooding

More on flood insurance later in this guide.

Hurricane Deductibles Are Separate (And High)

Florida homeowners policies include separate hurricane deductibles — and they're calculated as a percentage of your dwelling coverage, not a flat dollar amount.

When does the hurricane deductible apply? Most carriers trigger it when the National Weather Service declares a hurricane within a certain distance of your home (usually 50-100 miles). It applies to ALL damage during that storm — wind, rain, fallen trees, everything.

Sinkholes (Unless You Buy the Endorsement)

Florida sits on limestone. Sinkholes happen. Your standard homeowners policy does NOT cover sinkhole damage unless you purchase catastrophic ground cover collapse coverage or a specific sinkhole endorsement.

What's covered without the endorsement: Only "catastrophic" sinkholes that make your home uninhabitable — the ground has to literally swallow your house.

What's NOT covered: Cracks in your foundation, settling, minor sinkholes in your yard, or gradual sinking.

Sinkhole coverage cost: Typically adds $500-$2,000 annually depending on your location. Central Florida (especially areas around Tampa, Orlando, and Ocala) faces the highest risk and highest premiums.

Windstorm Coverage (Sometimes Excluded)

Coastal properties may have windstorm coverage excluded from their homeowners policy. In those cases, you'll need a separate windstorm policy through Citizens Property Insurance or a private carrier.

If you live in a coastal county and your carrier excludes windstorm, you'll likely get coverage through a separate wind-only policy.

Florida Insurance Market Crisis: What Changed in 2024-2026

Florida's insurance market is in crisis mode. Here's what homeowners are dealing with:

Carriers leaving the state: Major national carriers (Farmers, AAA, and others) stopped writing new policies or non-renewed thousands of customers between 2022-2024.

Premiums skyrocketing: The average Florida homeowners policy costs $4,000-$6,000 annually — triple the national average. Coastal properties can hit $10,000-$15,000+ per year.

Citizens Property Insurance Corporation growth: Citizens (Florida's insurer of last resort) has exploded from 400,000 policies in 2020 to over 1.3 million in 2026. It's now the largest homeowners insurer in Florida.

What this means for you:

• Expect higher premiums every year
• Your carrier might non-renew your policy (forcing you to shop around or move to Citizens)
• Coverage limits and restrictions are tightening
• Deductibles are going up

Citizens Property Insurance: What You Need to Know

If you can't find coverage in the private market, you'll end up with Citizens Property Insurance Corporation.

The good news:

• It's backed by the state of Florida
• Rates are often lower than private carriers (for now)
• Coverage is similar to standard homeowners policies

The bad news:

• Citizens is designed to be the "insurer of last resort" — not a long-term solution
• If a major hurricane hits, Citizens may not have enough reserves (which could trigger assessments on ALL Florida policyholders)
• The state is actively trying to "depopulate" Citizens by encouraging private carriers to take on policies

Who qualifies for Citizens? You must be declined by at least one private carrier, OR the private market quote must be more than 20% higher than the Citizens quote.

How Much Does Florida Homeowners Insurance Cost?

Statewide average (2026): $4,200-$6,000 per year

Coastal counties: $6,000-$15,000+ per year

Inland counties: $3,000-$5,000 per year

Factors that affect your premium:

• Location (coastal vs. inland, flood zone, hurricane risk)
• Home age and construction type (concrete block is cheaper than frame)
• Roof age and material (newer roofs = lower premiums; roofs over 15 years may be hard to insure)
• Dwelling coverage amount (replacement cost of your home)
• Deductible amounts (higher deductible = lower premium)
• Claims history (past claims increase rates)
• Credit score (yes, Florida allows credit-based insurance scoring)

Roof Age: The Biggest Issue for Florida Homeowners

Your roof is everything in Florida. Carriers are obsessed with roof age because hurricanes destroy old roofs.

New rules many carriers enforce:

• Roofs over 15 years old: May require inspection, may face non-renewal
• Roofs over 20 years old: Many carriers won't insure them at all
• Roofs over 25 years old: You're likely stuck with Citizens

What if your roof is old? You have three options:

1. Replace the roof (expensive but solves the problem)
2. Get a roof inspection showing it's in good condition (may buy you time)
3. Accept higher premiums or move to Citizens

Roof materials matter:

• Metal or tile roofs: Best rates (hurricane-resistant)
• Architectural shingles: Standard rates
• 3-tab shingles: Higher rates
• Flat roofs: Hardest to insure, most expensive

Understanding Your Replacement Cost vs. Market Value

Your dwelling coverage should equal the cost to REBUILD your home, not what you paid for it or its current market value.

How to determine replacement cost: Your insurance agent should help calculate this based on:

• Square footage
• Construction type and materials
• Custom features and upgrades
• Local building costs

Underinsuring your home is dangerous: If you insure your home for $300,000 but it costs $400,000 to rebuild, you're self-insuring $100,000 of risk. Many policies include co-insurance clauses that penalize underinsurance.

Overinsuring wastes money: You can't insure your home for more than its replacement cost. Insuring it for $600,000 when replacement cost is $350,000 just means you're overpaying for coverage you'll never collect.

Flood Insurance in Florida: Do You Need It?

Short answer: Yes, you probably need flood insurance.

Florida is the #1 state for flood risk in the US. Even if you're not in a high-risk FEMA flood zone, you should seriously consider it.

NFIP vs. Private Flood Insurance

NFIP (National Flood Insurance Program):

• Government-backed program
• Maximum coverage: $250,000 for dwelling, $100,000 for contents
• Standard rates (everyone with similar risk pays the same)
• 30-day waiting period before coverage starts

Private Flood Insurance:

• Offered by private carriers
• Higher coverage limits (up to $2 million+ on some policies)
• May be cheaper than NFIP depending on your property
• Can sometimes start coverage immediately (no 30-day wait)

Which should you choose? Get quotes for both. Private flood has become very competitive in Florida, and you might save 20-40% compared to NFIP while getting better coverage.

Flood Risk by Florida Region

Highest Risk:

• Southeast Florida (Miami-Dade, Broward, Palm Beach): Sea level rise + storm surge
• Tampa Bay area: Low-lying, extreme storm surge risk
• Jacksonville: St. Johns River flooding + coastal exposure
• Florida Keys: Everywhere is high-risk

Moderate Risk:

• Orlando area: Inland flooding, retention ponds, heavy rain
• Southwest Florida (Fort Myers, Naples): Coastal + hurricane surge

Lower Risk (but NOT zero):

• Tallahassee and Panhandle (except coastal areas)
• Central ridge (highest elevation in Florida — but still at risk)

Read our full guide: Do I Need Flood Insurance in Florida?

How to Lower Your Florida Homeowners Insurance Premium

You can't control the Florida market, but you CAN control some factors that affect your rate:

1. Fortify Your Home

Hurricane shutters or impact-resistant windows: Save 10-20% on windstorm coverage

Roof upgrades: Newer roofs, metal roofs, or reinforced roofs qualify for discounts

Opening protection: Protecting doors and garage doors against wind pressure reduces rates

Wind mitigation inspection: A certified inspector documents your home's hurricane-resistant features. Submit the report to your carrier for discounts. Cost: $75-$150. Savings: $200-$1,500/year.

2. Increase Your Deductibles

Going from a $1,000 deductible to $2,500 or $5,000 can save 10-25% on your premium.

But: Make sure you can afford to pay that deductible if disaster strikes. Don't over-leverage yourself just to save $400/year.

3. Bundle Policies

Combine your homeowners and auto insurance with the same carrier to save 10-20%.

Many carriers also offer discounts for bundling with umbrella insurance.

4. Shop Around Every Year

Florida's market changes constantly. A carrier that was expensive last year might be competitive this year (or vice versa).

Work with an independent agent who represents multiple carriers. We shop 20+ carriers to find the best rate for your specific situation.

5. Improve Your Credit Score

Florida allows credit-based insurance scoring. A higher credit score = lower premiums. Improving your credit from "fair" to "good" can save hundreds of dollars per year.

6. Ask About Discounts

Common discounts you might qualify for:

• New home discount (homes less than 10 years old)
• Gated community discount
• Security system or monitored alarm
• Non-smoker discount
• Multi-policy discount
• Claims-free discount (no claims in 3-5 years)

What To Do If Your Policy Is Non-Renewed

Carriers in Florida are non-renewing thousands of policies every year. If it happens to you, don't panic.

Timeline:

• Carriers must give you 120 days notice for non-renewal (Florida law)
• You have time to shop around

Your options:

1. Shop independent agents immediately: We represent multiple carriers and can find you coverage
2. Consider Citizens Property Insurance: If private market options are too expensive
3. Look into surplus lines carriers: Non-admitted carriers that cover high-risk properties

DO NOT let your coverage lapse: Going without homeowners insurance for even one day can make it harder (and more expensive) to get coverage later.

Common Florida Homeowners Insurance Mistakes

Mistake #1: Not updating your dwelling coverage Building costs have skyrocketed. If you haven't increased your coverage in years, you're likely underinsured.

Mistake #2: Skipping flood insurance "I'm not in a flood zone" doesn't mean you won't flood. 25% of flood claims come from low-risk areas.

Mistake #3: Filing small claims That $2,000 roof leak? You might be better off paying out-of-pocket. Filing multiple claims increases your rates and can lead to non-renewal.

Mistake #4: Waiting until hurricane season to shop Shop for homeowners insurance in the off-season (winter/spring). During hurricane season, carriers slow down new business or stop writing altogether.

Mistake #5: Not keeping up with roof maintenance Your roof is your biggest insurance factor. Maintain it. Replace it before it becomes a problem.

Florida Homeowners Insurance FAQ

Can I insure a home with an old roof in Florida?

It's getting harder. Many carriers won't insure roofs over 15-20 years old. Your options: replace the roof, get a roof inspection showing good condition, or move to Citizens.

What happens if I can't afford my homeowners insurance?

Talk to your agent about higher deductibles, reducing coverage limits (carefully), or shopping for a less expensive carrier. DO NOT drop coverage — that creates bigger problems.

Is Citizens Property Insurance safe?

Yes, it's backed by the state. But Citizens has limited reserves. A major hurricane could trigger assessments on all Florida policyholders (including auto insurance customers).

Do I need sinkhole coverage?

If you live in Central Florida (especially Hernando, Pasco, or Hillsborough counties), yes. Everywhere else, it's less critical but still worth considering.

Can I get homeowners insurance with a bad credit score?

Yes, but you'll pay more. Some carriers weigh credit heavily; others don't. An independent agent can find carriers that are more lenient on credit.

What if I live in a mobile home?

Mobile homes require specialized coverage. Standard homeowners policies don't cover them. We offer mobile home insurance specifically for manufactured homes in Florida.

Get a Florida Homeowners Insurance Quote

Florida homeowners insurance is complicated, expensive, and constantly changing. You need an agent who understands the market, represents multiple carriers, and can find you the best coverage at the best price.

Greene & Associates Insurance has been insuring Florida homes for over 30 years. We represent 20+ carriers, including Citizens Property Insurance.

Get your free Florida homeowners insurance quote:

• Call us: 1-800-252-6885
• Request a quote online
• Email: joe@greeneinsurance.com

We serve homeowners across Florida — from Jacksonville to Miami, Tampa to Orlando, and everywhere in between.

We'll shop 20+ carriers to find you the best rate. No obligation. No pressure. Just honest advice from a local Florida agency.