How to Shop for Homeowners Insurance in NC and SC: Tips From Local Agents
The best way to shop for homeowners insurance is to compare coverage first and price second. Ask each agent whether your home is insured at full replacement cost, what your deductibles are, how your roof is covered, and whether water backup is included. Then compare quotes that cover the same things. Start shopping the day you go under contract, because your lender needs proof of insurance before you can get to closing.
I'm Paul Mattos, a mortgage broker with Refine Mortgage, licensed in North Carolina and South Carolina. Insurance affects both your monthly payment and your closing timeline, so I asked four local insurance agents I work with to share what they tell their own clients. Their answers are below.
Why Homeowners Insurance Matters for Your Mortgage
If you have a mortgage, your lender will require homeowners insurance before closing. In most cases the premium is part of your monthly payment and paid through your escrow account. That means a higher premium raises your payment and can affect how much home you qualify for. See escrow explained for first-time homebuyers and how much property insurance costs in NC and SC
All four agents said the same thing: start as soon as you're under contract.
Alana Pries of Goosehead Insurance put it simply: the sooner the insurance is set up, the sooner you can get to clear to close. Estefania Piedrahita Gonzalez of Refine Insurance recommends starting at least two to three weeks before closing, so there's time to compare options and handle any underwriting requirements.
Most agents can quote the same day once they have what they need. If the home doesn't require extra underwriting, a policy can often be bound the same day too. See clear to close explained.
What Your Agent Will Need
The property address and your expected closing date
Roof age and any recent renovations or updates
How you'll use the home (primary residence, second home or rental)
Your full name, date of birth, email and phone number, plus a co-buyer's information if you have one
Your current auto policy, if you want to look at bundling
Questions to Ask When You Get a Quote
The agents' lists overlapped a lot. Ask:
Is the dwelling coverage enough to rebuild the home? Rebuilding cost is different from your purchase price.
Is everything covered at replacement cost? That includes the dwelling, roof and personal property, so depreciation isn't taken out of a claim.
How is my roof covered? Replacement cost or actual cash value?
What are my deductibles? Ask about the all-perils deductible and any separate wind or hail deductible.
Does the policy include water backup coverage?
What are my personal liability limits?
What's excluded?
Who handles claims? Are adjusters with the company or a third party?
Mark Rains of Union County Farm Bureau added that it's worth asking about each company's roof guidelines up front.
What Makes One Policy Better Than Another
The agents agreed: price alone doesn't tell you much. Two policies can have very different prices without offering the same protection.
Compare:
Coverage amounts and replacement cost
Deductibles: Alana says a very high deductible can make a premium look better than it really is. She usually starts clients at $1,000 or $2,500 for all perils.
Roof coverage
Additional coverages like water backup
The company's claims service and financial strength. Mark noted that the claims department is one of the biggest differences between companies.
The Most Common Coverage Gaps
Underinsured Dwelling Coverage
This was the number one gap every agent mentioned. Construction costs have risen, and many homes aren't insured for what it would actually cost to rebuild them. As a starting point, Alana and Mark both suggested dwelling coverage of roughly $180 to $200 per square foot for a standard home, and more for custom builds. Your agent can estimate the right number for your specific home.
Roof Coverage
Roofs are currently the biggest issue for eligibility and pricing. Alana said roofs older than about 15 years get harder to insure, and Mark said it can be tough to get replacement cost coverage on a roof older than about 20 years. An independent agent with access to multiple companies may have more options.
Water Backup
Water claims are among the most common homeowners claims. Alana adds water backup coverage to every policy she writes.
What Affects Your Premium in NC and SC
Roof age and condition: older roofs usually mean higher premiums and fewer company options.
Home age: newer homes, especially new construction, usually get better rates. Older electrical, plumbing and HVAC systems can raise costs.
Insurance score: many companies use a credit-based insurance score that factors in credit, claims history and prior insurance. Alana notes it's a soft check, not a hard inquiry, and some companies weigh it less than others.
Claims history on you and the property.
Location and coverage choices, including deductibles.
NC vs. SC
All the agents said the process is basically the same in both states. The biggest differences show up for coastal properties, which aren't a factor for most Charlotte-area homes.
Flood Insurance and Lake Homes
Most homeowners policies don't cover flood. According to FEMA's FloodSmart site, almost one-third of National Flood Insurance Program claims from 2014 to 2024 came from outside high-risk flood areas.
Lake Norman and Lake Wylie: Alana noted that many lake homes aren't actually in a designated flood zone. When a home isn't in a flood zone, flood coverage is often more affordable, and it can be worth considering for peace of mind.
In a flood zone: your lender will require flood insurance. Both government (NFIP) and private flood policies may be available.
Check a home's flood zone on the FEMA Flood Map Service Center before you make an offer.
See my Lake Norman and Lake Wylie guides.
Bundling and Re-Shopping at Renewal
Bundling: combining home and auto with the same company can lower your total cost. Mark said the savings are often a few hundred dollars a year, depending on the company.
Renewal: premiums can change every year. Alana and Estefania both re-shop for clients at renewal. Ask your agent to review your policy each year before it renews.
Insurance for Investors and ITIN Buyers
Rentals and investment properties need a landlord or dwelling policy, not a standard homeowners policy. Estefania also helps investors with fix-and-flips, renovations and builder's risk coverage. See DSCR loans.
Buyers using an ITIN: some companies accept an ITIN instead of a Social Security number. Estefania says it's worth reviewing each situation rather than assuming you won't qualify.
The Biggest Mistake Buyers Make
Every agent gave the same answer: choosing based only on price. As Alana put it, most people get a number online without ever having their coverage explained. You'll be glad you understand your policy if you ever have to use it.
Insurance Agents I Work With
You're free to choose any insurance agent or company you like.
You're free to choose any insurance agent or company you like. These are local agents I've worked with who were kind enough to share their advice for this guide.
Alana Pries, Goosehead Insurance
Independent agent with access to 40+ companies. Licensed in NC, SC, GA and TX. Handles home, auto, umbrella, flood, landlord, boat, motorcycle and life insurance. Known for quick responses and a coverage-by-coverage walkthrough of every policy.
Phone/Text: 704-386-6415 Email: alana.pries@goosehead.com Start a quote: goosehead.com/alana-pries
Mark Rains, Union County Farm Bureau Insurance
Agency manager at the Indian Trail office. Handles home, auto, life, farm, health and business insurance. Local office and adjusters, field underwriting by agents, and quotes typically within an hour.
Cell: 704-221-9663 Office: 704-821-7110 106 Matthews Indian Trail Road, Indian Trail, NC 28079
Refine Insurance Agency
Refine Insurance shops multiple companies and works directly with the Refine Mortgage team, which can help streamline communication before closing. Licensed in NC and SC.
Paul Lanzano, Agency Owner: home, auto, umbrella, flood, life and commercial insurance. Text: 201-675-8406 | Email: Paul@RefineInsurance.com
Estefania Piedrahita Gonzalez, Agent (Hablo Español): home, auto, renters, investment properties, builder's risk, umbrella and business insurance, in English or Spanish. Phone/Text: 650-716-6995 | Email: Estefania@RefineInsurance.com Schedule a call
32 North Main Street, Suite 209, Belmont, NC 28012
Disclosure: Refine Insurance Agency (License #3004145495) and Refine Mortgage Inc. (NMLS #2417960) are separate companies. You are never required to use Refine Insurance, or any insurance agent or company listed on this page, to get a mortgage through Refine Mortgage. You're free to choose any insurance provider, and I'll work with whichever one you choose. I don't receive a referral fee or other compensation for recommending any insurance agent on this page. Any required disclosures will be provided to you in writing during the loan process.
For more local vendors, see my recommended vendors page.
Planning Your Purchase?
Insurance is one of the few parts of your monthly payment you can shop. If you're buying in North Carolina or South Carolina, I'll include real insurance estimates in your payment numbers and help you line up coverage early so it doesn't hold up closing.
Schedule a mortgage consultation or start your mortgage application.
Paul Mattos
Mortgage Broker | Refine Mortgage
Carolina Home Financing
NMLS# 2339069 | Licensed in NC and SC
Call or text: 980-221-4959
Email: paulm@refinemortgage.net
Refine Mortgage Inc. | NMLS# 2417960 | Equal Housing Lender. This article provides general educational information and is not insurance advice, a quote or a commitment to lend. Insurance coverage, pricing, eligibility and underwriting are determined by each insurance company and agent and vary by property, buyer and location. Tips shared reflect each agent's own experience. You are not required to use any insurance agent or company mentioned here. Not all applicants will qualify for financing.
