Home, Condo & Flood Insurance in Coral Springs, FL
Best One Insurance is an independent insurance agency based in Pembroke Pines. We help Coral Springs homeowners, condo owners and renters compare coverage from several insurance companies, by phone and online. Coral Springs began in 1963 as a planned city, and nearly three homes in four were built between 1980 and 2009, so the age of the roof, the permit paperwork and the canal behind the lot shape most quotes. Call (954) 944-3928 or get a free quote.
Coral Springs at a glance for insurance
| County | Broward (Coral Springs is its own city, in the northwest part of the county) |
|---|---|
| Size | 140,816 residents on 22.9 square miles, about 6,159 people per square mile, in the Census Bureau's American Community Survey 2024 1-year estimate (Census Reporter) |
| Age and type of housing | 47,327 housing units, 62% owner-occupied, median value of an owner-occupied home $602,700. Homes built 1980-1989 are the largest group (31.8%), then 1970-1979 (20.0%), 1990-1999 (21.3%) and 2000-2009 (19.3%); only about 2% date from 2010 or later. 52.9% of units are detached houses, 9.0% are attached, and 27.3% are in buildings with five or more units (year built and units in structure, ACS 2024 1-year; small differences are within the margin of error) |
| A planned city | The City says Coral Springs is one of the first truly planned cities in Florida: builders James Hunt and Joe Taravella of Coral Ridge Properties bought the first 3,860 acres, once a green-bean farm and cattle field, and called for ample lots and strict city codes (City of Coral Springs) |
| Building-code wind zone | High-Velocity Hurricane Zone, which the Florida Building Code defines as Broward and Miami-Dade counties (2023 Florida Building Code, Chapter 2). The City's roofing packet says Broward's code became the 2023 Florida Building Code, 8th Edition, with High-Velocity Hurricane Zone requirements on December 31, 2023 (City of Coral Springs roofers packet) |
| Flood insurance discount | Community Rating System Class 8: a 10% discount for policies in Special Flood Hazard Areas, current rating effective October 1, 1994 (FEMA CRS list, October 1, 2026) |
| Flood zone lookup | The City's Engineering Department (954-345-2160) will give you the FIRM zone, panel, base flood elevation and whether your property is in a Special Flood Hazard Area, and the City has a Flood Information Request Form (City of Coral Springs). FEMA's Map Service Center is at msc.fema.gov |
| Canals and drainage | A special district separate from the City, the Coral Springs Improvement District, owns the right-of-way along its canals. In most places that strip runs 5 to 20 feet beyond the water's edge, and trees, shrubs, decks or other structures placed there without the District's approval must be moved or removed (CSID stormwater FAQ) |
| Re-roofing | Every re-roof needs an Owner Notification for Roofing Considerations form, roofing nails must be ring-shank, tile roofs need uplift calculations and an uplift test before final approval, and existing roof sheathing is re-nailed. Shingles cannot go on a roof more than 33 feet high unless a Notice of Acceptance allows it (City of Coral Springs roofers packet) |
| Hurricane history | The eye of Wilma crossed most of Broward County on October 24, 2005, and Fort Lauderdale recorded a peak gust of 99 mph; the National Weather Service says damage was heavier in Broward and Palm Beach counties than in Miami-Dade (NWS Miami) |
A planned city of 1980s and 1990s homes: what that means for a quote
Coral Springs was laid out before it was built, and most of it was built in one long wave. Roughly one home in three dates from the 1980s, and another one in five from the 1990s. A house from 1985 is now on its second or third roof, and its air conditioning, water heater and plumbing have usually been replaced at least once. When an insurer looks at a Coral Springs house, these are the questions that come up:
- Which roof is it? Insurers count roof age from the last full replacement, not from the year the house was built. Florida law says an insurer may not refuse to write or renew a homeowner's policy solely because of the age of a roof under 15 years old, and an inspection showing five or more years of useful life protects an older roof the same way (s. 627.7011(5), Fla. Stat.). The City's roofing process leaves a paper trail: a permit, a signed Owner Notification and the product approvals for the materials. Keep all three with your policy papers.
- Was the house permitted before the 1994 code? The state's wind-mitigation form (OIR-B1-1802, new version from April 1, 2026) asks which building code was in force when the home was permitted, and in Broward it includes the South Florida Building Code of 1994. A home permitted before September 1, 1994 falls before that line, which makes the replacement roof and any added opening protection the items that can earn a documented credit. Each company decides what a credit is worth (Florida OIR).
- Is the roof deck re-nailed? The City's packet tells owners that the existing wood deck may have to be re-nailed to the current High-Velocity Hurricane Zone rules during a re-roof. If your last roof was done well, the contractor's invoice and the final inspection record are what show it.
- Older systems. Many insurers ask for a 4-point inspection on homes of this age, covering the roof, electrical, plumbing and air conditioning. That is each company's rule, not a state law.
Canals, rights-of-way and your back fence
Coral Springs has an unusual extra layer: some of the drainage runs through canals owned by the Coral Springs Improvement District rather than the City. The District's own FAQ explains why it matters. Trees along the canals can fall into the water in high wind, and if the canals become obstructed, "there will be flooding." Its stormwater project also targets encroachments, which it defines as trees, shrubs, decks and auxiliary structures in the right-of-way that were not approved by the District, and says they must be moved or removed.
For you, this has two practical sides. First, a shed, dock, deck or fence that sits in a canal right-of-way may not be yours to keep, so ask the District before you build and tell us about any outbuilding you want covered. Second, whether your own policy would pay for removing something that was never approved is a question for the policy wording, and we would rather read it with you before a claim than after one.
Condos and townhomes in Coral Springs
About 27% of Coral Springs units are in buildings of five or more units, and another 9% are attached houses such as townhomes. If you own one:
- Read both policies. The association's master policy covers the building as its documents describe. Your condo (HO-6) or townhome policy covers what is left to you: interior finishes, belongings, liability and loss assessment. Send us the association's insurance summary and we will look for gaps. Condo insurance
- Ask about reserves and assessments. After a storm, a special assessment can land on every owner. Loss-assessment coverage on your policy has a limit, so check it against the size of your building.
- Renters. 38% of occupied homes in the city are rented. Renters insurance covers your belongings and liability, not the building.
Flood insurance in Coral Springs
Homeowners policies exclude flood. Four local points:
- Look up the address, not the neighborhood. Because the City hands out FIRM information from its Engineering Department, a phone call (954-345-2160) is the quickest way to learn your zone, panel and base flood elevation. FEMA's Map Service Center shows the same maps online.
- The discount is real but limited. Class 8 means 10% off NFIP premiums for policies in Special Flood Hazard Areas. It is smaller than the discounts in several nearby cities, and it does not apply outside those areas.
- Rebuilding raises the bar. The City's storm-recovery guide says a substantially damaged or substantially improved building must be elevated to FEMA's Base Flood Elevation plus the local freeboard. That is a reason to ask about ordinance-or-law coverage before you need it.
- Limits and timing. NFIP coverage goes up to $250,000 for a home's structure and $100,000 for contents and usually starts after a 30-day wait (FloodSmart). Private flood policies can offer higher limits, and we compare both. Flood insurance in Florida
Wind and the hurricane deductible
Wilma's eye passed over most of Broward County in 2005. A Coral Springs home built in the 1980s was designed for a different standard from one built today, which is why the roof, the shutters or impact glass, and the permit history matter more here than the year on the deed.
The hurricane deductible is a percentage of the dwelling limit, chosen from the options your insurer must offer ($500, 2%, 5% or 10%, with conditions that depend on the dwelling limit), under s. 627.701, Fla. Stat. Illustration: on a $450,000 dwelling limit, 2% is $9,000 and 5% is $22,500. A higher percentage lowers the premium and raises what you pay after a storm, so we show you both numbers.
After a storm, the City says a temporary roof tarp needs no permit, while a roof replacement does, and it asks for your insurance scope and photos of the damage with a repair permit application (City of Coral Springs recovery guide). Keep both ready.
Auto and small business
- Auto: Florida requires $10,000 of Personal Injury Protection and $10,000 of Property Damage Liability (Florida DHSMV). We compare several auto insurers and go through the coverages above that minimum. Auto insurance
- Small business: general liability, property, workers' compensation and commercial auto for offices, shops and contractors. Business insurance
Working with Best One for Coral Springs insurance
- Independent since 2000. We are an agency, not an insurance company, and we compare options from several companies.
- Licensed. Florida DFS agency licenses L035127 and L087202.
- By phone and online, from our one office on Pines Blvd in Pembroke Pines.
- Read what clients say about us on Google: client reviews.
Visit or call
Best One Insurance, Inc.
18503 Pines Blvd, Suite 206, Pembroke Pines, FL 33029 | (954) 944-3928 | info@bestoneins.com
Our Florida DFS agency licenses are L035127 and L087202; you can check them on the DFS licensee search. Please call before you visit.
Have ready: your declarations page; the year the home was built and the permit date if it is near 1994; the roof year and permit; any wind-mitigation or 4-point report; for a condo, the association's insurance summary; and your flood zone letter or elevation certificate.
Coral Springs insurance questions
My house was built in 1986. Does the 1994 building code date matter?
It matters for the wind-mitigation form, which asks when the home was permitted. A 1986 house falls before the 1994 line, so the roof replacement, the opening protection and the permit paperwork carry the weight. Send us your roof permit and any past report and we will tell you what to ask the inspector.
The canal behind my house belongs to the Improvement District. Does that change my coverage?
Not by itself, but the District owns a strip 5 to 20 feet back from the water in most places, and anything built there without its approval can be ordered removed. Tell us about sheds, docks and decks, and read the policy wording before assuming they are covered.
What does the City's flood discount mean for my premium?
Class 8 is 10% off NFIP policies in Special Flood Hazard Areas. It does not apply to a home outside those areas, and it does not set the premium, which also depends on the elevation, zone and building.
I am replacing my roof. What paperwork should I keep?
The City permit, the signed Owner Notification for Roofing Considerations, the final inspection record, and the Notices of Acceptance for the materials. For a tile roof, also the uplift calculations and the uplift test result.
My condo association is raising assessments after a claim. What should I check?
The loss-assessment limit on your condo policy and the association's insurance summary. If the limit is small compared to the building, ask us about raising it.
Nearby: Sunrise | Plantation | Weston | All areas we serve
Florida homeowner guides: Wind mitigation | 4-point inspection | Roof age | Hurricane deductibles | Citizens | Flood insurance | Zone X flood insurance | Non-renewal | Water damage | Buying a home | All guides
Coverage, discounts and eligibility vary by insurance company and policy. This page is general information, not an insurance contract; your policy documents control. Best One Insurance is an independent insurance agency, not an insurance company. Facts about Coral Springs come from the public sources linked on this page, checked November 2026.
