If you own property in New Hanover, Pender, Onslow, or Brunswick County, you likely felt the sting of your insurance renewal in mid-2025. But if you think the storm has passed, check the forecast again.

The narrative for 2026 isn't about if rates will rise, but where and how much. While national headlines report a “stabilizing” insurance market, the reality for our specific coastal territories is starkly different. We are facing a scheduled “double-tap” rate increase that will reshape monthly payments for homeowners and investors alike.

Here is the insider breakdown of what is approved, what is proposed, and how smart buyers are mitigating the hit.

1. The “June 1” Reality Check

As part of the two-year settlement negotiated with the NC Rate Bureau, a second wave of rate increases is legally locked in to take effect June 1, 2026.

The Generic Number: You will hear the news report a “statewide average increase of 7.5%.”

The Coastal Reality: In our market, “average” is misleading. The approved increases are geographically tiered.

• Territory 120 (Beach Areas): If you are on the barrier islands (e.g., Wrightsville Beach, Oak Island, Surf City, Topsail), your base rate is approved to jump by another 15.9%.
• Territory 140 (Eastern Coastal): For mainland coastal areas (e.g., Landfall, Porters Neck, Hampstead, Sneads Ferry), the approved increase is roughly 10.1%.

Strategic Takeaway: If you are buying a home in Hampstead today, do not calculate your debt-to-income ratio based on the seller's current premium. You must factor in this ~10% bump to ensure your budget holds up in Year 2.

2. The Investor Alert: Dwelling Policies Under Fire

If you own a vacation rental or long-term investment property that is not your primary residence, you likely carry a “Dwelling Policy” (DP-3) rather than a standard homeowner's policy.

The Proposal: In late 2025, the NC Rate Bureau filed a request for a massive increase on these specific policies. While negotiations are ongoing, the proposal seeks a Year 1 increase of roughly 28.5%, tentatively targeting July 1, 2026.

The Impact: This directly attacks the cash flow of rental investors in Carolina Beach and Leland. Smart investors are currently reviewing their pro-formas to see if their 2026 rent rolls can absorb a potential 30% spike in insurance costs.

3. The “Golden Ticket”: NCIUA Grants & Fortified Roofs

The only way to fight these structural increases is through mitigation. In 2026, the “Fortified Roof” designation isn't just a marketing buzzword; it is a financial necessity.

The Grant Money: The North Carolina Insurance Underwriting Association (NCIUA) has expanded its grant programs.

• Strengthen Your Roof (Barrier Islands): Offers up to $10,000 for eligible roofs in Territory 120.
• Strengthen Your Coastal Roof (Mainland): Offers up to $6,000 for eligible roofs in Territory 140.

The ROI: Installing a Fortified Roof doesn't just get you a grant; it unlocks significant “Wind Mitigation Credits” that can reduce your wind premium by 20–30%, effectively neutralizing the upcoming rate hikes.

Your Next Step

In 2026, “dating the rate and marrying the house” is outdated advice. You need to “marry the insurance.” A beautiful home with an uninsurable roof is a liability, not an asset.

At Aspyre Realty Group, we don't just check for leaks; we check for “IBHS Designations.” We are experts in listening and communicating people's wants into homes that work for them—and that includes finding properties with the mitigation credits needed to keep your monthly payment sustainable. Let’s review the wind mitigation status of your target homes before you write an offer.