Hey neighbors, Todd Kornack here with TK Realty Group at Schuler Bauer Real Estate Services. Lately the question I hear most is not about prices or rates. It is about insurance. Homeowners in Shelbyville, Simpsonville and La Grange are opening renewal notices and asking why the number jumped. Buyers want to know what a policy will cost before they write an offer. Here are plain talk answers, with sources at the bottom.
Why did my homeowners insurance go up when I never filed a claim?
You are not imagining it, and it is usually not about you. WKYT looked into this exact question on August 31, 2026. Their answer: more severe weather means more claims, and the lumber and labor to repair homes cost more than they used to. They cited Insurify data showing the average cost of home insurance has climbed 46% since 2021, nearly three times the 16% rise in inflation. Spectrum News 1 reported in May that 71% of homeowners in a Pew Research Center survey said their insurance costs have gone up in recent years.
Is Kentucky more expensive than other states?
Yes. In that same WKYT report, Bankrate ranked Kentucky seventh highest in the country for annual home insurance premiums. Another comparison from InsuranceQuotes priced one sample home, a 2,000 square foot house insured for $300,000, in every Kentucky ZIP code it tracks. That average rose 8.8% from November 2025 to September 2026. Your own home will price differently, so treat those as a sign of direction, not a quote.
What can I do to bring my premium down?
The Kentucky Department of Insurance gives practical advice in its consumer guide:
* Shop around, and compare service and financial ratings, not just the lowest price.
* Consider a higher deductible you could comfortably cover.
* Ask about discounts for bundling home and auto, smoke detectors, alarms, deadbolts and being a longtime customer.
* Review your policy every year so you are not paying for things you no longer own. Remember the land under your house is not what you are insuring.
Know what kind of payout you have, too. Actual cash value pays what damaged property was worth. Replacement cost pays what it takes to replace it, and it usually costs more. On an older roof, that difference can be big, so ask your agent which one applies.
The department also publishes complaint ratios for insurers, which is one more tool for comparing companies.
I am buying a home. When should I get insurance quotes?
Early, before you are deep into your inspection period. The Kentucky Department of Insurance tells buyers to find out what a home will cost to insure before buying it, and to look at the electrical, plumbing, heating and cooling and overall structure, plus how close the home is to a fire hydrant and fire station. That matters out in the country around Shelby and Oldham counties, where the nearest station can be farther away. Your premium also feeds your monthly payment through escrow, so a surprise here can change what you can afford.
Does my homeowners policy cover flooding?
Usually not. FEMA says most homeowners insurance does not cover flood damage, and a separate flood policy is needed. A new National Flood Insurance Program policy generally takes effect 30 days after purchase, so do not wait for a storm in the forecast. One helpful exception: there is no waiting period when you buy it in connection with a new mortgage. If you are near a creek in Shelby County or along the river in Jeffersonville or New Albany, ask about it.
Who can I call if I have a problem with my insurer?
In Kentucky, the Department of Insurance Division of Consumer Protection takes homeowners complaints at (800) 595 6053, toll free in Kentucky. Across the river, Indiana Department of Insurance Consumer Services is at (800) 622 4461. Try to work it out with your company or agent first, then call if you are stuck.
My Take
Insurance is now one of the biggest swing items in the cost of owning a home. Sellers, have your roof age and any updates ready to share, because buyers and their insurers will ask. Buyers, get two or three quotes as soon as you go under contract so there are no surprises at closing. And everyone, give your policy a fresh look at renewal instead of just paying the bill.
If you want help thinking through what a home will really cost each month, I am happy to walk through it with you. Call or text me at (502) 232 1915 or email toddtkrealty@gmail.com. I am your agent on both sides of the river.
Todd Kornack
TK Realty Group at Schuler Bauer Real Estate Services
Sources
WKYT, Good Question: Why are we paying more for home insurance, Aug. 31, 2026 (citing Insurify and Bankrate). Spectrum News 1, Rising home insurance premiums hit Kentucky families, May 14, 2026 (citing Pew Research Center). InsuranceQuotes, Kentucky home insurance cost 2026, rates as of Sept. 30, 2026. Kentucky Department of Insurance, Auto and Home Insurance Guide, Facts About Automobile and Homeowners and Renters Insurance, Consumer Complaint Ratio help page and Division of Consumer Protection page, accessed Nov. 3, 2026. FloodSmart (National Flood Insurance Program), Buy a Flood Insurance Policy, and FEMA, Flood Insurance, accessed Nov. 3, 2026. Indiana Department of Insurance, Consumer Services, accessed Nov. 3, 2026.
Todd Kornack, Schuler Bauer Real Estate Services. Your agent on both sides of the river. Call or text (502) 232 1915 or visit https://toddsellskentuckiana.huzi.site/
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