Is Homeowners Insurance More Expensive in Coastal NC or SC?

Last updated October 2026

How are homeowners insurance rates set in North Carolina?

The NC Rate Bureau asks for rates on behalf of insurers, and the Insurance Commissioner can negotiate or push back. The NC Department of Insurance notes that the Rate Bureau is not part of the department. Here is how the process works:

• The Rate Bureau files a rate request, and the public gets a comment period.
• The Commissioner can negotiate a settlement or deny the request.
• If there is no settlement, the Commissioner calls for a hearing.
• Rates vary by territory, so a beach home and an inland home are priced differently.

Under the most recent homeowners settlement, base rate changes took effect June 1, 2025 and June 1, 2026. The Rate Bureau cannot seek another increase before June 1, 2027.

How are homeowners insurance rates set in South Carolina?

In South Carolina, the Department of Insurance reviews the rate, rule and form filings insurers send in. The department’s property and casualty division handles that review.

The SC Department of Insurance tells consumers to compare rates across insurers. Premiums depend on things like the home’s age and location. So two homes a few miles apart can get very different quotes.

What are the coastal wind pools in NC and SC?

Each state has a wind pool that sells coverage on the coast when the regular market is hard to find.

• North Carolina. The North Carolina Insurance Underwriting Association, also called the Coastal Property Insurance Pool or the beach plan, serves the beach and coastal areas. The beach area is the land south and east of the Intracoastal Waterway. The coastal area covers 18 eligible coastal counties, including Brunswick. To buy its wind and hail policy, you need an active primary policy from an admitted NC insurer that excludes wind.
• South Carolina. The South Carolina Wind and Hail Underwriting Association sells wind and hail coverage in the state’s coastal area. In Horry County, state law defines that as land east of U.S. 17 or Bypass 17, whichever is farther west. The Director of Insurance can expand the area for set periods, up to all of Horry County.

Your agent can tell you if a specific address is eligible today.

How do wind and hurricane deductibles work?

On the coast, the wind deductible is often a percentage of your dwelling coverage, not a flat dollar amount. That can make it much larger than the deductible for other claims.

• NC example. The NC Department of Insurance shows that a 1% wind or hail deductible on $200,000 of dwelling coverage means you pay $2,000 per claim. A 2% named storm deductible on a $300,000 home equals $6,000.
• SC disclosure rule. South Carolina law requires insurers to tell you, when the policy is issued and at each renewal, whether a separate hurricane, wind or named storm deductible applies. The notice must include an example for a policy valued at $100,000. Insurers must also tell you about the option to raise the deductible to lower the premium.

When you compare quotes, line up the deductibles first. A cheaper premium with a bigger wind deductible is not always a better deal.

Are there grants or discounts for a stronger home?

Yes, both states reward wind-resistant upgrades, though grant funding opens and closes.

• NC credits. The NC Department of Insurance says mitigation credits may be available in beach and coastal territories for homes with qualifying features, such as an IBHS FORTIFIED roof.
• NC roof grants. In 2025, the department announced the Strengthen Your Coastal Roof grants for eligible NCIUA policyholders in coastal counties, including Brunswick. Funding was first come, first served. Check whether it is open before you count on it.
• SC grants. State law sets up the South Carolina Hurricane Damage Mitigation Program within the SC Department of Insurance. It offers grants for owner-occupied primary homes in coastal counties for roof upgrades, opening protection and shutters. When I checked in October 2026, the program page said it was not accepting applications.

Does homeowners insurance cover flooding in either state?

No. Flood is a separate policy in both Carolinas. Both state insurance departments say standard homeowners policies do not cover flood. You can buy flood coverage through the National Flood Insurance Program or a private insurer. Most new NFIP policies have a 30-day waiting period, so do not wait for a storm to shop.

Frequently Asked Questions

Is homeowners insurance cheaper on the NC coast or the SC coast?

There is no single answer. Premiums depend on the exact home, its location, the roof, the deductibles and the insurer, so compare written quotes on the addresses you are considering.

Does the NC beach plan or the SC wind pool cover flood?

No. Both provide wind and hail coverage. Flood needs a separate policy from the NFIP or a private flood insurer.

How is a wind deductible figured?

It is often a percentage of your dwelling coverage. The NC Department of Insurance gives the example of a 1% deductible on $200,000 of coverage, which is $2,000 per claim.

Are there hurricane mitigation grants in NC and SC?

Both states have had programs. SC’s is run by the SC Department of Insurance, and NC’s 2025 roof grants were for eligible NCIUA policyholders. Check each program’s page to see if it is open.

Related Reading

Moving to Brunswick County, NC: Your New Resident Checklist
Moving to Horry County, SC: Your New Resident Guide
SC vs NC: Which Side of the State Line Should You Retire On?
Does NC or SC Tax Your Pension?

This post is general information, not insurance or legal advice. Rates, programs and rules change. Get written quotes from a licensed insurance agent for the exact property you are considering.

DANIELLE KING, REALTOR®

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