What’s the Deal with Insurance in Northwest Florida?
When people move to Northwest Florida, they expect sunshine, waterfront weekends, and maybe a higher electric bill in August. What they don’t expect is how much home insurance can shape their monthly payment—and sometimes even shape which homes are realistic to buy.
In this episode of Between Two Doors, I sat down with Jennifer Blackburn, a Northwest Florida insurance expert with Trucordia based in Niceville, FL. Jennifer has lived across Florida (including 15 years in the Keys), and she brings a calm, practical approach to helping buyers and homeowners get the right coverage—not just the cheapest number.
Here’s what first-time buyers and current homeowners in the Panhandle should know.
View on your favorite Podcast Platform: https://www.betweentwodoors.com/episode-56-jen-blackburn-whats-the-deal-with-insurance-in-northwest-florida/
YouTube: https://youtu.be/FVoqJJvbgwc
1) Talk to Insurance Earlier Than Most People Think
Jennifer’s guidance was simple: start early.
As soon as you find a home you’re serious about, it’s smart to get an insurance estimate—because in Florida, a “small house” doesn’t automatically mean “small premium.”
Why early matters:
-
It helps you understand your real monthly payment before you’re deep into the process.
-
The home’s age, roof, updates, and proximity to water can change the cost dramatically.
-
It can prevent last-minute surprises that threaten approval or closing.
2) What a Homeowners Policy Usually Covers
Jennifer broke down the “big four” categories you’ll see in a traditional homeowners policy:
-
Coverage A (Dwelling): the structure itself
-
Other Structures: sheds, detached garages, fences (varies by policy)
-
Contents (Personal Property): “anything you can unplug and shake out of the house”
-
Loss of Use: helps if you can’t live in the home after a covered loss
One big lender-related point: replacement cost on the dwelling coverage is a priority for most mortgage closings. Jennifer noted Florida policies may handle roofs differently depending on age, and it’s important to understand what you’re buying before you bind.
3) Contents Coverage: Where You May Have Flexibility
Jennifer shared a helpful nuance:
-
Many owner-occupied policies commonly set contents at a percentage of dwelling coverage (often around 25% depending on carrier guidelines).
-
For rentals, contents can sometimes be set much lower—even down to zero in certain scenarios.
If someone is very price-sensitive, Jennifer suggested asking about adjusting replacement cost coverage on contents, because switching to depreciated value can reduce premium (with obvious tradeoffs).
4) What’s Not Covered (The Surprise List)
A few homeowner surprises came up fast:
-
Land isn’t covered—only the structure.
-
Trees/plants generally aren’t covered unless they fall and damage insured property.
-
Pests aren’t covered (yes, including squirrels).
Northwest Florida-specific reality: Jennifer confirmed pest-related damage is not covered under standard homeowners insurance. So if squirrels get into walls or chew through roofing components, that’s usually a homeowner maintenance/pest-control issue—not a claim.
5) Northwest Florida Pricing: Coast, Age, and Even “What Side of the Street”
Jennifer’s Panhandle pricing truth:
-
Closer to the coast = higher premiums
-
Newer homes = better premiums
-
Older home + near water = the toughest combo
She also agreed with a common local rule of thumb: north of I-10 tends to be less expensive than areas closer to the Gulf.
6) Wind & Hurricane Deductibles: The Part Everyone Needs to Understand
This is where Florida is different.
Jennifer explained that with many standard Florida carriers you’ll see:
-
A typical “all other perils” deductible
-
A separate hurricane deductible, often calculated as a percentage of Coverage A (dwelling)
Florida’s consumer guidance explains hurricane deductible options may include $500, 2%, 5%, or 10% (varies by eligibility and policy), and it’s displayed as a dollar amount even if based on a percentage.
Translation: a hurricane claim can trigger a much larger out-of-pocket cost than people expect.
7) A Named Storm Can Freeze New Policies
Jennifer also highlighted a real-world closing issue: when a storm is in the Gulf, insurers may temporarily stop binding new coverage or making changes.
In plain terms:
-
If you wait too long, a storm can pause the insurance side.
-
If insurance pauses, closings can pause too.
That’s why her “early estimate” advice is more than convenience—it’s risk management.
8) Roof Age: The 15-Year Conversation (And Why It Matters)
Jennifer shared a practical benchmark that shows up often:
-
Many carriers get stricter as roofs pass roughly 15 years (depending on product and insurer).
-
Metal roofs may be treated more favorably for longer windows (she mentioned ~30 years depending on carrier).
-
Concrete tile can be tricky even though it feels “durable,” and may be evaluated conservatively.
Bottom line: roof condition and documentation can drive quote availability and price.
9) Wind Mitigation & the “Hurricane Clip” Payoff
If you’re buying in Florida—especially an older home—Jennifer strongly encouraged:
-
Wind mitigation inspection
-
4-point inspection (common for older homes)
Wind mitigation credits can be tied to construction features the Florida OIR form documents—things like roof-to-wall connections, roof deck attachment, opening protection, and more.
The “hurricane clip” came up because it’s a feature that can create meaningful credits and premium differences when documented correctly.
10) Flood Insurance: The Rules Changed
Flood is its own world—and it’s evolving.
Jennifer pointed out FEMA changed how flood insurance pricing is calculated after decades, and that distance to water can matter more than people expect now. FEMA’s Risk Rating 2.0 modernized NFIP pricing and uses more property-specific factors rather than relying only on broad flood zones.
So even if you “feel” like you’re on high ground, it’s still smart to price flood insurance early—especially near the coast.
11) For Current Homeowners: Review Every Year
Jennifer’s recommendation: review your policy annually.
Why?
-
A lot of homeowners don’t notice changes if the premium is escrowed.
-
Escrow shortages can show up later, creating “surprise” payment increases months into the policy year.
-
Annual review lets you fix problems before they become expensive.
Triggers to call your agent:
-
Roof updates, siding updates, renovations
-
Adding a pool
-
Screen enclosures, carports, new systems
-
Anything that changes replacement cost or liability exposure
12) One “Extra Coverage” People Forget: Mold
Jennifer brought up a great add-on: mold/fungi coverage, especially after storms when homes sit closed up, humid, and without power.
She mentioned common endorsements starting around a set amount per occurrence (and that you can sometimes increase it). The point wasn’t the number—it was awareness: mold can become the hidden “after storm” problem.
Rapid-Fire Takeaways
First-time buyer tip: Get the insurance estimate early—Florida is different.
Seasoned homeowner tip: Watch renewals every year and avoid being underinsured.
Want to Connect with Jennifer?
(Info from the episode + details you provided)
If you’re buying, selling, or refinancing in Florida and want a clear mortgage plan that actually accounts for insurance reality, I’m happy to help.
Comments
Post a Comment