If you own a home in Savannah, you already know this city is special. The Spanish moss hanging from centuries-old live oaks, the cobblestone streets in the historic district, the salty breeze from the Savannah River—it's why you chose to live here. But that coastal charm comes with insurance realities you need to understand. Between hurricane season, flood zones, and historic preservation requirements, insuring a Savannah home isn't quite like insuring one in Atlanta or Athens.
Here's what you need to know about protecting your home in Georgia's oldest city.
What You'll Pay for Home Insurance in Savannah
Let's start with the number that matters most: cost. Savannah homeowners pay an average of $3,053 per year for home insurance, or about $254 monthly. That's significantly higher than Georgia's state average of $2,004 and well above the national average of $2,423. In fact, you're paying roughly 75% more than homeowners in other parts of Georgia.
Why the premium? Your ZIP code tells the whole story. Savannah sits right on the coast, in the direct path of Atlantic hurricanes and tropical storms. The city's low elevation, proximity to tidal waters, and the Savannah River make flooding a real concern. Insurance companies price these risks into your premium, and there's not much wiggle room when Mother Nature is involved.
That said, your actual rate depends on several factors beyond location. Your credit score has a massive impact—Georgia homeowners with excellent credit might pay around $1,607 annually, while those with poor credit could see premiums climb to $10,066 for similar coverage. The age and condition of your home matter too. Newer homes in Savannah average $1,250 per year, a significant decrease from older properties.
Understanding Flood Zones and Why They Matter
Here's something that surprises many new Savannah homeowners: your standard home insurance policy doesn't cover flood damage. Not a drop. If a hurricane pushes storm surge into your neighborhood or heavy rains overwhelm the drainage system, you're on your own unless you have separate flood insurance.
Savannah has six designated flood zones: A, AE, AH, VE, X, and X_500. Most of the city falls into zones X and X_500, which are considered lower risk. But "lower risk" doesn't mean "no risk." The city's flat terrain, low elevation, and tidal influence from the Atlantic Ocean mean flooding can happen during prolonged moderate rainfall or short bursts of heavy rain.
If your property is in a Special Flood Hazard Area (like zones AE or VE) and you have a federally-backed mortgage, flood insurance isn't optional—it's mandatory. Zone AE properties face a 1% annual chance of flooding (what used to be called the "100-year flood"), and zone VE applies to coastal areas that face both storm surge and wave action. These high-risk zones require separate flood coverage through the National Flood Insurance Program, which offers up to $250,000 for your building and $100,000 for contents.
Even if you're in a lower-risk zone where flood insurance isn't required, consider getting it anyway. About 25% of flood claims come from moderate-to-low risk areas, and flood insurance in those zones is typically much more affordable than in high-risk zones.
Special Considerations for Historic District Homes
If your home is in one of Savannah's historic districts, congratulations—you own a piece of living history. You also have some unique insurance challenges to navigate. Historic homes are considered high-risk by insurers because original architectural features and period materials are expensive to restore or replace. You can't just run to Home Depot for materials when your 1820s townhouse needs repairs.
Insurance companies will scrutinize your property's condition during underwriting—plumbing, electrical systems, structural integrity, and the roof all get careful attention. Some insurers may require upgrades before they'll offer coverage, though you'll need approval from the Historic District Board of Review for any exterior changes. Yes, even your roof. Historic district regulations may require you to use specific roofing materials or styles, and you might need custom-made, single-pane windows rather than modern replacements.
When you get a quote for a historic home, make sure your policy includes guaranteed replacement cost coverage, not actual cash value. Replacement cost pays to rebuild your home using period-appropriate materials and methods, while actual cash value factors in depreciation and might leave you seriously underinsured. Given Savannah's preservation requirements, you need enough coverage to rebuild your home the right way if disaster strikes.
Hurricane and Wind Coverage Essentials
Living in coastal Georgia means hurricane season (June 1 through November 30) is part of your annual calendar. Most standard homeowners policies include wind coverage, but you need to understand how it works. Many insurers apply a separate hurricane or windstorm deductible—often a percentage of your home's insured value rather than a flat dollar amount.
For example, if your home is insured for $300,000 and you have a 2% hurricane deductible, you'll pay $6,000 out of pocket before coverage kicks in after a named storm. That's significantly higher than your standard deductible (typically $1,000 to $2,500). Some coastal properties may require separate windstorm coverage through a specialty carrier if standard insurers won't provide adequate wind protection.
Remember: hurricane coverage protects against wind damage, but not flooding. If a hurricane causes storm surge that floods your home, that's a flood insurance claim, not a homeowners claim. You need both coverages to be fully protected during hurricane season.
How to Get the Right Coverage for Your Savannah Home
Start by determining your flood zone using SAGIS.org's "Find My Flood Zone" tool. This tells you whether flood insurance is mandatory and helps you understand your actual risk level. Even if it's not required, get quotes anyway—you might be surprised how affordable it is in lower-risk zones.
Next, shop around. Premiums for identical coverage can vary by thousands of dollars between insurers. Get quotes from at least three companies, and don't automatically dismiss the higher quotes—sometimes they include better coverage or fewer exclusions. Companies like Allstate and Auto-Owners have competitive rates in Savannah, but the cheapest option isn't always the best fit for your specific property.
Ask about discounts. You might qualify for reduced premiums if your home has impact-resistant roofing, storm shutters, a newer roof, updated electrical or plumbing, or a monitored security system. Bundling your home and auto insurance with the same company typically saves 15-25%. If your home meets current building codes and has been wind-mitigated, mention that during quoting.
Finally, review your coverage annually. Savannah's home insurance market has seen significant rate increases—up 30.9% from 2019 to 2024, with an 8.1% jump in 2024 alone. Your coverage needs change too as you renovate, add valuable items, or pay down your mortgage. A yearly policy review ensures you're neither overpaying nor underinsured. And if you're in a historic property, document any improvements or updates—they might qualify you for better rates or more comprehensive coverage.
