Homeowners Insurance Calculator

Homeowners insurance covers dwelling (the structure), other structures (detached garage, shed), personal property, loss of use, personal liability, and medical payments to others. The #1 mistake is buying coverage equal to purchase price or Zillow value — those include land, which doesn't burn. You need coverage equal to rebuild cost, which is typically 60–85% of purchase price depending on market.

Real example. 2,000 sq ft home, midwest ZIP. Rebuild cost in 2026 ~$200/sq ft for average finishes = $400,000 dwelling coverage. Premium at $3.50 per $1,000 of dwelling = $1,400/year. Add $150,000 personal property (50% of dwelling is standard), $300,000 personal liability, $1,000 deductible. Total typical premium $1,700–$2,100/year. Same home in coastal Florida or wildfire-prone California can quote $4,500+ due to catastrophe surcharges.

Use a replacement cost estimator (your agent has access to Xactware, CoreLogic, or Verisk 360Value) — don't guess. Add inflation guard (automatic annual coverage bump). Set deductible to the highest you can comfortably self-insure — $2,500–$5,000 is the sweet spot in most markets.

If you want to stress-test the answer, pair with renters insurance calculator and condo HO-6 calculator — the two numbers should corroborate each other within ~15%. If they don't, one of your inputs is off.

Mistakes: under-insuring dwelling to save $100/year (coinsurance clause penalizes claims if coverage is under 80% of replacement cost); skipping water/sewer backup endorsement (not in the base policy); not raising liability when you install a pool, trampoline, or adopt a large-breed dog; assuming flood is included (it's not — federal NFIP or private flood is separate).

Catastrophe exposure dominates pricing: wildfire (CA, CO, OR), hurricane (FL, NC, TX coast), tornado (TX, OK, KS, MO), winter freeze (TX as of 2021). Roof age matters a lot — 20+ year old roofs get surcharged or excluded in some markets. Claims history (CLUE report) stays for 7 years. Credit-based insurance score applies in 47 states.

Florida has seen 30%+ annual rate increases for 5 years; insurer exits are ongoing. California FAIR plan is the wildfire insurer of last resort. Texas post-Winter Storm Uri has added freeze-related exclusions in some policies — read your policy carefully.

Before you pull quotes, write a one-page spec: exact limits, exact deductible, exact riders, exact coverage period. Give all carriers the same spec. When quotes come back, ignore the headline premium and normalize — is the deductible identical, are the riders identical, is the liability limit identical? Only then compare.

Drop each carrier's real number back into this calculator to see the expected annual cost (premium + deductible × claim probability), not just the sticker. A $150 cheaper premium with a $750 higher deductible is usually worse once you account for probability. Pair with landlord insurance calculator and mobile home insurance calculator to confirm you're sizing limits correctly.

Shop every 24 months. Replacement cost grows with construction inflation (8–12%/year in recent years). After any home improvement over $10k (kitchen, addition, new roof), update the policy so you're not underinsured.

Calendar a reminder for 45 days before the renewal. Pull three fresh quotes — one from a direct writer (GEICO, Progressive), one from a captive agent (State Farm, Allstate, Farmers), and one from an independent agent who represents 8–12 carriers. Combine with flood insurance calculator for your full portfolio view.

This tool is educational, not financial or insurance advice. Actual premiums depend on factors no web tool can perfectly model, including carrier-specific underwriting, state regulations, your individual history, and policy-form details. Formulas here use simplified national averages to get you within a reasonable planning range — not to produce a bindable quote. Before purchasing any homeowners insurance policy, consult a licensed insurance agent in your state. Carrier links on this page are sponsored affiliate placements; we may earn a commission if you click and purchase, at no additional cost to you. This does not influence the calculator math or our editorial picks.

This calculator runs entirely in your browser using JavaScript. Nothing you type is transmitted to our servers. Nothing is stored after you close the tab. Use the Export PDF button to take the inputs and results with you. If you want a homeowners insurance feature that doesn't exist yet, send a note via the contact page — we prioritize tool-building based on real user requests.