If you're living in Camas, Washington, you've probably noticed something: this isn't your average small town anymore. With its historic paper mill roots, charming downtown, and easy access to Portland's metro area, Camas has become one of Clark County's most desirable communities. Home values have climbed to a median of $717,000 to $825,000 as of 2025, and the population has grown to over 27,000 residents. But here's what surprises many newcomers—your insurance needs in Camas are unique, shaped by everything from Columbia River Gorge weather patterns to Washington's no-income-tax status.
Whether you're a longtime resident watching your home appreciate or a newcomer drawn by the Portland metro access without the Oregon income tax, understanding your insurance options can save you thousands. Let's walk through exactly what you need to know.
Auto Insurance in Camas: Don't Settle for Minimums
Washington state requires all drivers to carry liability insurance with minimum limits of $25,000 per person for bodily injury, $50,000 per accident for all injuries, and $10,000 for property damage. That's often written as 25/50/10. Here's the problem: those limits are dangerously low for a community like Camas, where the median household income tops $140,000 and driveways are filled with newer SUVs and trucks worth $40,000 to $70,000.
Think about it: if you cause an accident on Highway 14 heading toward the Gorge and total someone's $60,000 pickup, your $10,000 property damage coverage leaves you personally responsible for $50,000. And medical bills? A single trip to the emergency room can exceed $25,000. That's why insurance experts recommend Camas residents carry at least 100/300/100 coverage, and seriously consider adding an umbrella policy if your household assets exceed $500,000.
Don't skip uninsured motorist coverage either. Washington uses an electronic verification system to catch uninsured drivers, but some still slip through. Your uninsured motorist coverage protects you if someone without insurance hits you. Given the heavy I-205 and SR-14 traffic from Portland commuters, it's worth having.
Home Insurance: Keeping Up with Rising Property Values
Camas's housing market has been on a tear. Homes in neighborhoods like Prune Hill, Lacamas View, and Green Mountain are selling in the $900,000 to $1.5 million range, with the overall median climbing 8.6% year-over-year in 2025. If you bought your home five years ago and haven't reviewed your insurance, there's a good chance you're underinsured.
Here's what trips people up: your home insurance should cover the cost to rebuild your house, not its market value. Market value includes the land, which won't burn down in a fire. But construction costs in the Portland metro area have surged with labor shortages and material price increases. A home that cost $400,000 to build in 2020 might cost $550,000 to rebuild today. Call your insurance agent annually to adjust your dwelling coverage to match current replacement costs.
While Washington doesn't legally require homeowners insurance if you own your home outright, every mortgage lender does. And honestly, going without coverage in a city where home values average over $700,000 would be financial recklessness. Standard homeowners policies cover fire, windstorms, hail, theft, and liability, but they exclude two critical risks for Camas residents: floods and earthquakes.
Flood Insurance: Not Optional Near the Columbia River
Camas sits along the Columbia River, and while the views are spectacular, the flood risk is real. In December 2025, an atmospheric river caused catastrophic flooding across Western Washington, forcing thousands to evacuate. The state Insurance Commissioner noted that flooding causes more financial damage in Washington than any other natural hazard. Yet most homeowners insurance policies specifically exclude flood damage.
You'll need a separate flood insurance policy through the National Flood Insurance Program (NFIP). If your property is in a Special Flood Hazard Area, your mortgage lender will require it. But here's the surprise: nearly one-third of NFIP claims come from properties outside high-risk flood zones. Climate change has intensified rainfall patterns in the Pacific Northwest, and storms now carry more moisture. Even if FEMA's flood maps show you're in a moderate-risk zone, consider flood coverage. Policies typically cost $400 to $1,200 annually, but they start covering your property 30 days after purchase, so don't wait until storm season.
Be aware that NFIP recently changed its pricing system to Risk Rating 2.0, which adjusts premiums based on individual property flood risk. About 66% of policyholders nationwide saw price increases with the new methodology, so budget accordingly.
Protecting Your Assets: Why Umbrella Insurance Matters in Camas
With a median household income of $140,053 and home values pushing toward $800,000, many Camas families have significant assets to protect. That's where umbrella insurance comes in. An umbrella policy provides additional liability coverage above your auto and home insurance limits, typically starting at $1 million.
Consider this scenario: you're hosting a backyard barbecue at your Lacamas Shores home. A guest has too much to drink, leaves your party, and causes a serious accident. You could be held liable for overserving them. If the damages exceed your homeowners liability limit (typically $300,000), they can come after your savings, retirement accounts, and even future earnings. A $1 million umbrella policy costs around $150 to $300 per year and protects everything you've worked to build.
Most insurers require you to carry higher underlying limits on your auto and home policies before they'll sell you umbrella coverage—usually 250/500 on auto and $300,000 on home liability. But the extra cost for those higher limits plus the umbrella policy is surprisingly affordable for the protection it provides.
Getting Started: Your Insurance Action Plan
Insurance isn't the most exciting topic, but getting it right protects everything you've built in Camas. Start by reviewing your current policies. Pull out your auto and home insurance declarations pages and check your coverage limits. Do they reflect your home's current replacement cost? Are your auto liability limits adequate for your assets? If not, call your agent this week.
Next, check FEMA's flood map for your property. Even if you're not in a high-risk zone, get a flood insurance quote. Compare prices from multiple carriers, as NFIP rates vary by provider. Finally, if your household net worth exceeds $500,000, ask about umbrella insurance. You'll likely discover it's far more affordable than you expected.
Living in Camas means you've chosen a community with incredible amenities: proximity to Portland's job market, no state income tax, access to outdoor recreation in the Columbia River Gorge, and a tight-knit downtown. Make sure your insurance protection matches your investment in this growing city. The peace of mind is worth every penny.
