Active Insurance
10551 Barkley St, #203, Leawood, KS 66211
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10551 Barkley St, #203, Leawood, KS 66211
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11233 Nall Ave, #100, Leawood, KS 66211
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11233 Nall Ave, STE 100, Leawood, KS 66211
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4601 College Boulevard, Suite 210, Leawood, KS 66211
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Learn about insurance coverage options specific to Leawood residents.
Leawood homeowners face higher insurance costs due to severe weather. Learn about replacement cost coverage, wind/hail deductibles, and rates in Johnson County.
Complete insurance guide for Leawood residents covering Kansas PIP requirements, high-value home protection, and umbrella coverage for affluent households.
Car InsuranceLeawood drivers need higher coverage limits than Kansas's 25/50/25 minimum. Learn how to protect your assets with the right auto insurance policy.
Kansas has some of the highest home insurance rates in the nation because it sits in Tornado Alley with frequent severe weather including tornadoes, hail, and damaging windstorms. Kansas homeowners pay an average of $3,714 to $4,444 annually—nearly double the national average—because insurers price in the high risk of weather-related claims. This risk is unavoidable, which is why rates remain consistently high regardless of your claims history.
Yes, standard homeowners policies in Kansas include coverage for wind, tornado, and hail damage. However, most insurers apply a separate wind/hail deductible of 1-2% of your dwelling coverage amount instead of your standard deductible. For a $700,000 Leawood home, this means you'd pay $7,000 to $14,000 out of pocket before insurance coverage begins for storm damage.
Market value is what a buyer would pay for your home including the land, and it fluctuates with the real estate market. Replacement cost is what it would actually cost to rebuild your home from scratch using current construction prices and materials. In Leawood, replacement cost often exceeds market value due to high-end finishes and custom features, which is why you need to insure based on rebuilding costs, not market value.
For most Leawood homeowners, extended replacement cost coverage is highly recommended. This endorsement covers 25-50% above your dwelling limit if rebuilding costs exceed your policy amount due to price increases in materials and labor. Given Leawood's higher home values and custom construction features, this extra protection prevents potentially devastating coverage shortfalls when you need to rebuild after major damage.
Standard homeowners policies don't cover flood damage, earthquakes, or normal wear and tear. Some Kansas insurers also exclude cosmetic damage from hail—meaning aesthetic damage that doesn't affect your home's functionality might not be covered. You'll need separate flood insurance through NFIP if you're in a flood-prone area, and you should specifically ask about cosmetic damage exclusions when shopping for coverage.
Review your coverage annually with your insurance agent. Construction costs increase significantly year over year, and you may have made improvements like finishing a basement or adding a deck that increase your home's value. An outdated policy with insufficient coverage limits could leave you underinsured by tens or hundreds of thousands of dollars if you need to rebuild after a major loss.
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