06/24/2026
The biggest deal killer in real estate right now might not be the interest rate. It might be homeowners insurance and most buyers never see it coming until it is already too late to do anything about it.
Buyers are finding homes they love, getting under contract, and then discovering that the insurance is either insanely expensive or not available in that area at all. And if you have a mortgage this is not something you can work around or figure out later. Your lender will require acceptable homeowners insurance before you can close. No coverage means no closing and that is a hard stop with zero exceptions regardless of how much you love the home.
Here is what I would do differently from most buyers. Start shopping for insurance the second you get serious about a property, not a week before closing when your options are severely limited and your timeline is already under pressure. Ask your agent if the seller can share their current insurance provider and premium because that single piece of information tells you a great deal about what is available and what it realistically costs for that specific property. Talk to multiple insurance brokers rather than a single company because some carriers are actively pulling back from certain geographic areas while others may still write coverage in the exact same zip code. And before you waive any contingencies make absolutely sure you know what that home will actually cost to insure every month.
A house can look completely affordable on paper. But if homeowners insurance adds hundreds of dollars to your monthly payment it can change the entire financial picture of the deal before you ever reach the closing table.
Follow me for more home buying tips that save you from expensive surprises.
