Roswell offers something rare in metro Atlanta: a genuine sense of place. Whether you're living in a historic Victorian near downtown, a modern build in East Roswell, or a ranch-style home near the Chattahoochee River, you're part of a community that values both heritage and growth. But here's what many new Roswell homeowners don't realize until it's too late—your home insurance needs are as unique as the city itself.
With median home values hitting $617,900 in 2023 and climbing to $680,000 by mid-2025, protecting your investment matters more than ever. Add in Roswell's location along the Chattahoochee River, the occasional severe thunderstorm that sweeps through Fulton County, and the diverse housing stock ranging from 1840s historical properties to brand-new construction, and you've got an insurance landscape that requires careful navigation. Let's break down what you actually need to know.
What Home Insurance Actually Costs in Roswell
Here's some good news: Roswell homeowners typically pay around $1,652 per year for home insurance—that's about $138 per month. Compare that to Georgia's state average of $2,258 annually, and you're looking at real savings. Why the difference? Geography. Roswell sits well inland, far from the coastal hurricane zones that drive up premiums in places like Savannah or Brunswick.
But before you celebrate those lower rates, understand that your actual premium depends on factors specific to your property. A 2,500-square-foot home in the Historic District with original hardwood floors and a slate roof will cost more to insure than a 10-year-old construction in East Roswell with modern materials. Insurance companies look at your home's age, construction type, roof condition, square footage, and replacement cost. They also consider your credit score, claims history, and even how close you live to a fire station.
One more reality check: Georgia home insurance rates have surged 36% since 2019, with a 12% jump in just the past year. Blame inflation in construction materials, more frequent severe weather claims, and rising labor costs for repairs. If your premium increased at renewal, you're not alone—it's happening statewide.
Why Flood Insurance Deserves Your Attention
Let's talk about the Chattahoochee River. It's one of Roswell's biggest assets—beautiful parks, recreational trails, and scenic views. But in February 2025, heavy rains caused serious flooding near the river, with fire crews setting up barricades around dangerous areas. Here's the crucial part: about 10% of Roswell sits in or near a 100-year floodplain, and flood waters can rise fast during spring and summer storms.
Your standard homeowners policy does not cover flood damage. Read that again. If water enters your home from rising groundwater, an overflowing creek, or river flooding, your regular insurance won't pay a dime. You need a separate flood insurance policy, typically through the National Flood Insurance Program. Even if you're not in a designated flood zone, consider the coverage—flash floods can happen anywhere, and claims from "low-risk" areas make up about 20% of all flood insurance payouts nationwide.
If you're buying a home near Big Creek, Azalea Park, or anywhere along Riverside Road and Azalea Drive, ask your lender about flood zone designations and whether flood insurance is required. Even if it's not mandatory, the relatively low cost of a policy in moderate-risk areas—often $400 to $600 annually—beats the devastation of paying out of pocket for flood damage that could run into tens of thousands of dollars.
Insuring Historic Homes: What You Need to Know
Roswell's Historic District is gorgeous—tree-lined streets, beautifully preserved 19th-century architecture, and a walkable downtown with real character. In May 2025, homes here sold for a median price of $675,000, up 15.4% from the previous year. These properties are in high demand, but insuring them requires special attention.
Older homes often have features that modern insurance companies view skeptically: knob-and-tube wiring, older plumbing systems, wood-burning fireplaces, and original materials that cost significantly more to replace than standard construction. If you own or are buying a historic home, ask your insurance agent about guaranteed replacement cost coverage or extended replacement cost. These endorsements ensure that if your home is destroyed, you'll have enough money to rebuild with historically accurate materials and methods—not just standard modern construction.
Some insurers specialize in historic properties and understand the value of architectural details like original heart pine floors, hand-carved moldings, and period-appropriate fixtures. Don't settle for a policy that treats your 1890 Victorian like a cookie-cutter subdivision house. Shop around, document your home's unique features with photos, and get appraisals that reflect true replacement costs.
Coverage You Actually Need (and What You Can Skip)
A standard Georgia homeowners policy includes four main components: dwelling coverage (protects your home's structure), other structures coverage (detached garages, sheds, fences), personal liability (protects you if someone gets injured on your property), and loss of use (pays for temporary housing if your home becomes uninhabitable). Most lenders require enough dwelling coverage to rebuild your entire home, typically the full replacement cost.
Personal liability matters more than people think. If a guest trips on your front steps and breaks an ankle, or your dog bites a neighbor, liability coverage pays their medical bills and legal costs if they sue. Standard policies offer $100,000 to $300,000 in liability protection, but given Roswell's median household income of $124,422 and high property values, consider bumping this to $500,000 or adding an umbrella policy for an extra $1 million to $2 million in protection. It's inexpensive—often $150 to $300 annually—and provides serious peace of mind.
What standard policies don't cover: flood damage, earthquake damage, sewer backups (unless you add this endorsement), and typical wear and tear. They also won't cover your car, ATV, or other motorized vehicles—that's what auto insurance is for. If you run a home-based business, your homeowners policy likely won't cover business equipment or liability claims related to your work. You'll need a separate business policy or endorsement.
How to Lower Your Premium Without Sacrificing Protection
Insurance companies reward risk reduction. Install a monitored security system, and you could save 5% to 20% on your premium. Upgrade your roof, especially if it's more than 15 years old, and you'll qualify for better rates. Modern impact-resistant shingles not only protect against storm damage but also signal to insurers that you're less likely to file a claim.
Bundle your home and auto insurance with the same company for multi-policy discounts of 10% to 25%. Raise your deductible from $500 to $1,000 or $2,500—you'll lower your premium, though you'll pay more out of pocket if you file a claim. Stay claims-free for three to five years, and many insurers offer loyalty or claims-free discounts.
Most importantly, improve your credit score. In Georgia, insurers can use credit-based insurance scores to set rates, and a better score directly translates to lower premiums. Pay bills on time, reduce credit card balances, and check your credit report for errors—these steps can save you hundreds annually.
Getting Started: Finding the Right Policy for Your Roswell Home
Start by getting quotes from at least three insurers. Don't just compare premiums—look at coverage limits, deductibles, and policy exclusions. Some companies specialize in newer homes, while others have better rates for older properties. Ask about discounts upfront and whether the insurer handles claims directly or through third-party adjusters.
If you're having trouble finding coverage in the standard market—maybe because your home is very old, has a prior claim history, or needs repairs—contact the Georgia Underwriting Association. They provide coverage for high-risk properties that traditional insurers won't take.
Review your policy annually. As your home's value increases—and in Roswell, it's been increasing significantly—make sure your dwelling coverage keeps pace. Update your insurer when you finish renovations, add a pool, or install expensive equipment. The worst time to discover you're underinsured is after a loss, when it's too late to fix it.
Roswell is a special place to call home, and protecting that home doesn't have to be complicated. With the right coverage, fair pricing, and a clear understanding of your risks—especially flooding and storm damage—you can focus on what matters: enjoying your neighborhood, your neighbors, and everything this vibrant city offers.
