Home, Renters & Flood Insurance in Homestead, FL
Best One Insurance is an independent insurance agency based in Pembroke Pines. We help Homestead homeowners, renters and landlords compare coverage from several insurance companies, by phone and online. Hurricane Andrew came ashore near Homestead in 1992, and 55% of the city's homes have been built since 2000, so the building-code year, the roof and the flood zone decide most quotes. Call (954) 944-3928 or get a free quote.
Homestead at a glance for insurance
| County | Miami-Dade (Homestead is its own city) |
|---|---|
| Size | 86,242 residents in the Census Bureau's July 1, 2025 estimate, on 15.08 square miles of land (Census Bureau city estimates; 2020 Census Gazetteer) |
| Age and type of housing | Median year built 2001: 38% of housing units were built in 2000-2009 and 17% in 2010 or later, while 34% date from before 1990. 52% of occupied homes are rented, 39% of units are single-family detached and 21% are attached. About 61% of residents age 5 and over speak Spanish at home (American Community Survey 2020-2024, via Census Reporter) |
| 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 that since December 21, 2023 its building code has been the 2023 Florida Building Code with the High-Velocity Hurricane Zone requirements (City of Homestead) |
| Hurricane history | Andrew made landfall on August 24, 1992 near Homestead Air Force Base with a minimum central pressure of 922 mb. In Dade County, 126,000 houses were destroyed or damaged and 9,000 mobile homes were destroyed (National Hurricane Center; National Weather Service damage survey) |
| Flood insurance discount | Community Rating System Class 7: a 15% discount for policies in Special Flood Hazard Areas (City of Homestead; FEMA CRS list, October 1, 2026) |
| Flooding sources | The City lists surface water, tidal flooding, storm surge and canal (riverine) flooding, notes that Biscayne Bay and the Atlantic Ocean are close, and says all properties are vulnerable to flooding. A home in a Special Flood Hazard Area has a 26% chance of flooding over a 30-year mortgage (City of Homestead) |
| Flood zone lookup | Miami-Dade County's interactive flood zone map and its line at 305-372-6466 (Miami-Dade County). The City also has a Flood Zone Determination Letter Request form (City of Homestead) |
| Roof permits | Re-roofs need Miami-Dade Notices of Acceptance for the roofing products and an Owner Notification for Roofing Considerations. Tile roofs need uplift calculations, and adhesive-set and mortar-set tile roofs need an uplift test before final approval (City of Homestead roofing packet, revised August 2024). The City's roofing checklist (revised July 2024) also asks for a Notice of Commencement on jobs over $2,500 (City of Homestead roofing checklist) |
Homes built after Andrew: what the code year means for a quote
More than half of Homestead's homes date from 2000 or later. Insurers like that, but they want it documented. 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 Miami-Dade it includes the South Florida Building Code of 1994:
- The permit date matters in the transition years. For a home built in 1994, 1995 or 1996, the form needs a permit application dated after September 1, 1994. For a home built in 2002 or 2003 it needs one dated after March 1, 2002, and for 2007 or 2008, after December 8, 2006. In other years, the year built is enough.
- The roof question has its own path. For the High-Velocity Hurricane Zone, a roof permitted between September 1, 1994 and March 1, 2002, or an original roof built in 1997 or later, answers it, as does a roof with a current product approval at installation.
- Credits are the insurer's call. The form is valid for up to five years if nothing material changes, and each company decides what a documented feature is worth (Florida OIR).
Roofs, permits and older homes
- Roof age. 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 permit and the Notices of Acceptance for the materials are the paper trail for a replacement.
- Homes from before 1990. About one Homestead home in three is that old. For these, insurers usually look hard at the roof, the opening protection and the age of the electrical, plumbing and air conditioning, and many ask for a 4-point inspection. That is each company's rule, not a state law.
- Additions without a permit. Work done without a permit can cause trouble at application and at claim time. If you are not sure, ask us before you apply.
Renting in Homestead
Renters occupy 52% of Homestead's homes (American Community Survey). Renters insurance covers your belongings and your liability, while the landlord's policy covers the building. An owner who rents out a house or a unit needs landlord insurance, and a place rented by the night needs a different policy again.
Flood insurance in Homestead
Homeowners policies exclude flood, and the City is plain about why it matters here:
- Four ways to flood. Heavy rain can overwhelm drainage, high tides can flood low ground, storm surge can come with a hurricane, and canals can overflow after prolonged rain. The City says properties outside the Special Flood Hazard Area are not safe from flooding either.
- A mapped risk with numbers. The City puts the chance of flooding at 26% over a 30-year mortgage for a home in a Special Flood Hazard Area. Check your address on Miami-Dade County's flood zone map or on FEMA's Map Service Center (msc.fema.gov).
- The discount. Class 7 means 15% off NFIP policies in the Special Flood Hazard Area. FEMA can leave a policy out of the discount when a structure does not meet local floodplain rules.
- 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). If you are with Citizens, flood coverage is required on all remaining personal residential policies (condo unit-owner policies excepted) from January 1, 2027, after already applying to special flood hazard areas and higher-value homes (s. 627.351(6)(aa), Fla. Stat.). Flood insurance in Florida
Hurricanes, wind and deductibles
Andrew's eye crossed the coast at Homestead, and the damage is why the High-Velocity Hurricane Zone rules, product approvals and roof-application standards exist in their present form. For you, the practical effects are the hurricane deductible and the paperwork.
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 $350,000 dwelling limit, 2% is $7,000 and 5% is $17,500. A higher percentage lowers the premium and raises what you pay after a storm, so we show you both numbers.
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 shops, contractors and small offices. Business insurance
Working with Best One for Homestead 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, for 1994-1996, 2002-2003 or 2007-2008 homes, the permit date; the roof year and permit; any wind-mitigation or 4-point report; for renters, the address and an estimate of your belongings; and your flood zone letter or elevation certificate.
Homestead insurance questions
My home was built in 2004. Do I need the permit date for the wind-mitigation form?
Usually not. The permit date matters in the transition years: 1994 to 1996, 2002 to 2003 and 2007 to 2008. For other years, the form asks for the year built. If you are not sure which applies, send us what you have and we will tell you.
I live far from the water. Is Homestead still a flood risk?
The City says all Homestead properties are vulnerable to flooding, and it lists heavy rain, tides, storm surge and canal overflow as sources. Look up your address on the County's flood zone map before you decide, and ask us about coverage for homes outside the high-risk zone.
My roof was replaced in 2016. What proves it?
The City permit and the contractor's invoice, plus the Miami-Dade Notice of Acceptance numbers for the materials. Keep them with your policy papers, because insurers count roof age from the last full replacement.
I rent a house in Homestead. What does renters insurance cover?
Your belongings and your liability, including if someone is hurt in your home. It does not cover the building, which is the landlord's policy. It usually costs far less than a homeowners policy.
I received a Citizens takeout offer. Do I have to accept it?
It depends on the offer and on Citizens' eligibility rules. Bring the letter and your declarations page and we will compare it with other options before your deadline.
Nearby: Kendall | Cutler Bay | All areas we serve
Florida homeowner guides: Wind mitigation | 4-point inspection | Roof age | Hurricane deductibles | Citizens | 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 Homestead come from the public sources linked on this page, checked October 2026.
