Buyer guide

Insurance is the line item
buyers forget to price.

Out-of-state buyers budget a payment, get a quote two weeks before closing, and find the monthly number has moved. In this part of Texas, insurance is not a rounding error.

Why premiums run high here

Central Texas sits in a corridor that gets severe hail and wind. Insurers price that risk, and they price it by property, not by zip code alone. Two houses on the same street can quote differently based on roof age, materials and claim history.

What drives your quote

• Roof age and material. The single biggest factor. Many carriers will not write a policy on a roof over a certain age, and some switch older roofs to actual cash value, which pays depreciated value rather than replacement cost.
• Claim history on the property. Prior claims follow the house, not just the owner. Ask the seller's disclosure and your agent to surface any.
• Your own claim history and credit-based insurance score, where state law permits their use.
• Wind and hail deductible. Often a percentage of the dwelling coverage rather than a flat amount, which on a $400,000 home can be thousands.
• Distance to a fire station and hydrant, which matters on rural and lake properties.
• Pools, trampolines, older electrical panels and plumbing, all of which carriers ask about.

Flood is a separate policy

A standard homeowners policy does not cover rising water. Near the Guadalupe, the Comal, Canyon Lake and the creeks that feed them, check the flood zone and get a flood quote during the option period. Properties outside a mapped high-risk zone can still flood, and coverage there is usually inexpensive.

Ways to bring the number down

Bundle with auto, raise the standard deductible while keeping the wind and hail deductible sane, ask about impact-resistant roofing discounts, and shop more than one carrier. Also ask whether the seller has a transferable roof warranty.

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This article is general information, not legal, tax, financial or insurance advice. Rules, rates and local ordinances change — confirm the details with your lender, insurance agent, title company, city or county, or a qualified professional.