PricingMethod
Unified PropTechUSA.ai Net Offer Sheet
How our indices come together into a single, seller-facing offer with transparent line-items and guardrails.
“My Agent Said We Were Solid” — Then the Insurance Quote Arrived
Talk to listing agents across the country and you’ll hear the same story: clean inspection, excited buyers, clear-to-close from the lender… until the insurance quote hits the file.
In disaster-exposed ZIP codes—fire, hail, wind, flood, or litigation-heavy areas—premiums have jumped 20–40% in just a few renewal cycles. That extra $150–$350 a month isn’t just a nuisance; it can push a buyer’s debt-to-income (DTI) ratio above lender limits and trigger a last-minute denial.
That’s why at PropTechUSA.ai, we treat insurability as a first-class signal, not an afterthought. The same way we mapped investor capital in America’s “As-Is” Divide, we now track the Uninsurable Index: how likely it is that a retail buyer’s loan will die because of insurance, not interest rates or price alone.
Safety Score: 42 — What Our Dashboard Sees That AVMs Don’t
When our team looks at a property, we don’t start with the Zestimate. We start with a composite signal we call Safety Score—a 0–100 scale where higher numbers reflect greater insurability risk.
Current property signal:
Safety Score: 42
Uninsurable Index band:
“Elevated risk”
What feeds into that number?
- Fire & wind risk: proximity to wildland–urban interfaces, wind corridors, prior fire events.
- Hail & roof fragility: hail storm history, roof age bands, material types insurers dislike.
- Flood & water: FEMA maps, flood-zone revisions, historical claims density.
- Litigation & carrier exits: states where insurers are pulling back, raising premiums, or tightening underwriting.
- Claim history & loss ratios: both at the property level (where available) and across nearby blocks.
An algorithm like a Zestimate sees “3 bed, 2 bath, 1,700 sq. ft.” Our Safety Score: 42 sees “20%+ insurance premium shock that can break a retail buyer’s loan at the last possible moment.”
This is why some homes that look perfectly “retail-ready” on paper are quietly becoming functionally uninsurable for traditional buyers. The relationships between climate, carriers, and closing are changing faster than most listing presentations reflect.
The Uninsurable Index: From “Nice House” to “Loan Denied”
The Uninsurable Index is our ZIP-plus-property-level way of answering a question almost no one is asking explicitly: “What is the probability a retail deal on this house dies because of insurance?”
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Baseline insurability risk
We start with regional hazard and carrier data—fire, hail, flood, litigation, regulatory changes—and normalize it to the ZIP+4 level. -
Property-specific overlays
Roof age, materials, prior claims, and construction details move the score up or down within that ZIP band. -
Buyer profile & DTI sensitivity
We model common buyer profiles for the area and calculate how much premium shock their DTI can absorb before a loan is denied. -
Deal structure assumptions
Are taxes and insurance escrowed? Is there room in the purchase price to offset an ugly quote? Are rate buydowns already in play?
The output is a simple scale: from “Green” (low insurance-driven failure risk) to “Red” (high probability that insurance quotes will blow up deals). A Safety Score: 42 in a tightening carrier market often maps into a “yellow–red” Uninsurable Index band.
Why does this matter to you as a seller? Because:
- You can have full-price offers and still lose months if two or three buyers can’t insure.
- Price reductions won’t fix a loan denial driven by insurance math.
- Every failed closing burns your time, privacy, and negotiation leverage.
That’s why, in markets already strained by aging owners and rising costs (see our Silver Tsunami & Debt Wall report), insurability risk is becoming the hidden line item that decides who actually gets to exit.
Interactive: See How Insurance & Safety Scores Stress-Test a Deal
This simple seller-side simulator isn’t underwriting advice—it’s a way to feel how premium shock and Safety Scores show up as DTI snaps and blown-up closings. Adjust the numbers to mirror what you’re hearing from your agent or lender.
1. Set a Simple Buyer + Property Profile
Start with ballpark numbers. You’re not trying to be exact—you’re stress-testing how fragile a typical financed buyer might be.
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Combined before-tax income for the buyers most likely to look at your home.
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Principal, interest, taxes, and HOA—without homeowners insurance.
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Try raising this to see how quickly DTI can jump and kill a deal.
Higher scores mean more insurability risk (fires, hail, carrier exits, prior claims).
Most programs cap total DTI between roughly 43%–50%. Slide to match what your lender is using.
Three Ways “Uninsurable” Dynamics Blow Up Deals
When Safety Scores climb and the Uninsurable Index flashes yellow or red, deals rarely fail at random. They tend to collapse in a few predictable patterns you can actually plan around.
Pattern #1 The Surprise Premium ›
On paper, the deal looks perfect: contract price works, inspection is clean, and the buyer’s lender issues a conditional approval. Everyone relaxes—until the real insurance quotes show up.
Instead of the $120/month the buyer assumed from an online estimate, the carrier comes back at $280–$350/month with a big wind or hail deductible. That extra line item:
- Pushes the buyer’s monthly payment well above their comfort zone.
- Triggers a re-run of their DTI at the lender.
- Makes the buyers feel like the house is suddenly “too risky”—even if nothing changed about the property itself.
From your side of the table, it feels like a bait-and-switch. From the carrier’s side, they simply priced the hazard data and loss history your listing never mentioned.
Pattern #2 The DTI Snap Deal Kill Probability: High ›
The lender originally qualified the buyers off a ballpark premium. Once the final quote lands, their total monthly payment jumps by a few hundred dollars and the file goes back through underwriting.
On the second pass, the math breaks:
- Their debt-to-income ratio jumps from the high-40s into the low-50s.
- Automated underwriting engines flag the file as too tight.
- The lender either pulls the approval or insists on a worse product with more cash at closing.
You’ll often hear phrases like “The numbers just stopped working” or “They no longer qualify for this program.” What actually happened is a DTI snap driven by insurance, not by your list price or the buyers’ base income.
Pattern #3 The Carrier Retreat ›
In some ZIP codes, the problem isn’t just how much insurance costs—it's whether a willing carrier exists at all. If major insurers are exiting your state or tightening their underwriting box, buyers get caught in the crossfire.
Common symptoms of a carrier retreat include:
- Buyers being told they must use a surplus-lines or specialty carrier with higher premiums.
- Policies that exclude key perils (wind, hail, flood) unless buyers pay large add-ons.
- Last-minute “we can’t bind coverage on that roof / block / prior-claim profile” phone calls.
When that happens, your otherwise “normal” sale suddenly behaves like a distressed asset—even if your photos, staging, and neighborhood comps all say you should be in a traditional retail lane.
Where Retail Deals Break: The New “Insurance Gap” in the Closing Timeline
Most sellers still picture the transaction like this: list → showings → offer → inspection → close. In 2026, the actual risk map looks more like:
- Offer accepted: Everyone is excited. Social posts go up. Plans get made.
- Inspection: Normal findings. Maybe a small credit. Nothing catastrophic.
- Loan underwriting: Income and credit look fine. DTI appears within range—for now.
- Insurance shopping: Carrier quotes arrive with higher premiums, wind or hail deductibles, or coverage gaps.
- DTI recalculation: The lender reruns numbers with the real premium. DTI goes from 44% to 51%.
- Loan denial or product change: Buyer must either come up with more cash, accept a worse product, or walk.
From the seller’s vantage point, this feels like a “sudden collapse.” From our vantage point, it was visible in the Safety Score and Uninsurable Index from day one.
You didn’t “lose the right buyer.” You lost to an insurance quote that your pricing strategy never modeled. That’s a solvable problem—if you treat insurability risk like a first-class input instead of fine print.
It’s the same logic behind our work on timing risk in Sunday Night vs. Monday Negotiation Risk . Deals don’t fall apart randomly; they fall apart where the system is most fragile. In 2026, that fragility lives at the intersection of insurance, DTI, and climate-adjusted underwriting.
Seller Playbook: What to Do If You Suspect Insurance Will Be a Problem
If you live in a fire, hail, wind, or coastal market, assume insurance is not a background detail—it’s a front-row decision factor. Here’s how to navigate it.
Step 1: Stop Thinking in Headlines. Think in Monthly Cash Flow.
Forget “Zestimate vs. list price” for a moment. Instead, ask:
- What will a typical buyer actually pay per month once real insurance quotes arrive?
- How sensitive are buyers in my price band to an extra $200–$350/month?
- Will they have room to absorb it, or will they be right at the edge?
Tools like AVMs and price ranges are helpful, but they have blind spots (see our analysis of Zestimate blind spots ). Our job is to connect that valuation layer to the real underwriting math that actually determines who can close.
Step 2: Decide Whether You Want to Be the “Insurance Problem Solver”
Some sellers choose to become experts in roof quotes, mitigation measures, and policy shopping. Most don’t. If you’d rather not spend months learning the carrier landscape, there’s another option:
- Let Local Home Buyers USA absorb the insurance risk up front.
- We price Safety Score and Uninsurable Index into a clear, written, as-is offer.
- You exit cleanly; we handle the long-term underwriting and mitigation story after closing.
Concerned Your Home Might Be “High Risk”? Get a Second Opinion That Knows the Math.
Our research arm, PropTechUSA.ai, doesn’t just look at photos and comps. We look at claims, climate, carrier behavior, and DTI sensitivity—then convert that into a real, net-to-you number.
No obligation, no pressure. Use our offer as a baseline—even if you ultimately decide to list.
Step 3: Use Data, Not Panic, to Choose Your Exit
We built our entire platform around treating “hard” homes and complex risk as normal, not exotic. Whether it’s probate (see our probate guide), as-is deserts, or insurability issues, the pattern is the same: the right match between property, capital, and timeline can preserve more of your equity than drift and denial.
If you want a deeper dive into how we route national capital into overlooked ZIP codes, read Beyond “We Buy Houses”: Building a National Seller Safety Net and From iBuyer Winter to PropTech 2.0 .
FAQs: Uninsurable Homes, Safety Scores & As-Is Options
What is the Uninsurable Index?
The Uninsurable Index is our way of quantifying how likely it is that a retail buyer’s loan will fail because of insurance. It combines hazard data, carrier behavior, claims history, and DTI sensitivity into a single signal so we can proactively price risk—rather than discovering it only after a deal collapses.
What does a Safety Score: 42 mean for my home sale?
A Safety Score: 42 sits in our “elevated risk” band. It doesn’t mean your home can’t be sold, but it does mean: higher odds of painful insurance quotes, more fragile buyer DTIs, and a greater likelihood that traditional deals will fall apart late in the process unless someone is explicitly modeling the risk.
Why are more ‘good’ homes failing underwriting in 2026?
Because insurance is changing faster than marketing. Premiums, deductibles, and coverage exclusions are rising in many ZIP codes faster than wages or list prices can keep up. That gap shows up as DTI failures and carrier declines, not as easy-to-spot “bad houses.” From the outside, the home looks fine. On the inside, the insurance math doesn’t work.
Can I still sell if insurers don’t like my roof, ZIP code, or claims history?
Yes. This is where as-is liquidity matters. Local Home Buyers USA buys homes that are hard or expensive to insure— older roofs, prior claims, high-risk ZIP codes, and more. We price that complexity into a clear, written offer and let you exit without becoming an involuntary insurance expert.
Do you buy homes with insurance issues in all 50 states?
We do. Local Home Buyers USA operates nationwide, with PropTechUSA.ai providing the research backbone that tracks insurability risk in each state. Whether you’re in a wildfire corridor, hail belt, coastal flood zone, or litigation-heavy market, we can walk you through options tailored to your property and your timeline.