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Massachusetts flood insurance: What homeowners should know
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Coverage.com, LLC is a licensed insurance producer (NPN: 19966249). Coverage.com services are only available in states where it is licensed. Coverage.com may not offer insurance coverage in all states or scenarios. All insurance products are governed by the terms in the applicable insurance policy, and all related decisions (such as approval for coverage, premiums, commissions and fees) and policy obligations are the sole responsibility of the underwriting insurer. The information on this site does not modify any insurance policy terms in any way.
Massachusetts is famous for its coastline, including the picturesque towns on Cape Cod, a peninsula that extends more than 60 miles into the Atlantic Ocean. Whether it’s seafront homes or properties located far inland, flooding is becoming more of an issue for homeowners as climate patterns change.
The Northeast has seen a 60 percent increase in the number of days with extreme rain, the largest regional increase in the nation, while other parts of the U.S. are seeing rainfall levels drop, according to the U.S. Global Change Research Program. The temperature of the ocean off the Massachusetts coast is increasing at a rate that is triple the global average, according to the Environmental Protection Agency.
By the end of this century, Massachusetts will experience a two- to four-foot rise in sea level and storms will continue to increase in both frequency and intensity, according to the National Park Service, which oversees 34 islands and peninsulas in Boston Harbor.
“Flooding from the ocean and from intense rainfall events is increasing,” says Cynthia Dittbrenner, vice president of natural resources for The Trustees of Reservations, a Massachusetts conservation and historic preservation group. "That’s impacting communities and infrastructure even in areas that haven’t previously seen a flood risk.”
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Coverage.com, LLC is a licensed insurance producer (NPN: 19966249). Coverage.com services are only available in states where it is licensed. Coverage.com may not offer insurance coverage in all states or scenarios. All insurance products are governed by the terms in the applicable insurance policy, and all related decisions (such as approval for coverage, premiums, commissions and fees) and policy obligations are the sole responsibility of the underwriting insurer. The information on this site does not modify any insurance policy terms in any way.
Flood risk is rising as a warming planet supercharges the water cycle. Every one degree Fahrenheit rise in temperature means the air can hold an extra 4 percent of moisture, resulting in heavier rainfall and an increase in the risk of flash flooding, according to Climate Central.
Last year was the Earth’s warmest on record, beating the all-time high set in the prior year, according to the National Aeronautics and Space Administration. Ocean surface temperatures off the coast of Massachusetts have warmed by 1.5 to 2 degrees Fahrenheit since 1901, according to the Massachusetts Audubon Society.
“As the atmosphere warms, there is more evaporation and more water available for rain, which contributes to changing weather patterns and flood risks,” reports First Street, a climate risk data provider. “Extreme rain events are increasing in duration, intensity and frequency, which causes more urban and flash floods and more flooding from overflowing rivers and streams.”
Extreme rain can drop more than a month's worth of precipitation in a few hours, overwhelming storm drains and causing flash floods. It can occur during a named storm like a hurricane or during an unnamed cloudburst.
Do homeowners need flood insurance in Massachusetts?
About 53 percent of Massachusetts residents live near its 1,519 miles of coastline, according to the National Oceanic and Atmospheric Administration.
Massachusetts homeowners who live in a flood zone have a one in four chance of being flooded during the span of a 30-year mortgage, the Massachusetts Bureau of Climate and Environmental Health reports. Those who have mortgages, especially if it's a federally backed home loan, are likely required by their lenders to have flood insurance.
Often, people who don't live in a federally designated flood zone think it means there's no flood risk. That's not the case. For example, the Massachusetts town of Norton, about 25 miles from the ocean, flooded in mid-May in 2025 after a storm dumped about six inches of water. Water bubbled up from manholes and storm drain grates as the volume of rain overwhelmed the town's infrastructure.
“Floods happen not only along coastlines, where rising seas lead to more high tide and storm surge flooding but also in urban and rural communities far inland,” according to a report from Climate Central, a nonprofit research group.
What flood insurance covers
Standard home insurance policies don't cover flood damage. In order to protect your finances and home from floodwaters, you will need a flood insurance policy. The average flood insurance claim payment from the NFIP over the past five years was about $69,000, according to the Federal Emergency Management Agency (FEMA), which manages the NFIP. Without flood insurance, homeowners have to foot the bill to rebuild.
If you’re thinking about buying flood insurance, or even if you already have a policy, it’s important to understand what flood insurance does and doesn’t cover.
What flood insurance covers
Generally, flood insurance covers flood damage to:
- Electrical and plumbing systems
- Furnaces and air conditioning systems
- Water heaters and some appliances
- Permanently installed paneling, cabinets and bookcases
- The structure of your home, including drywall, staircases and foundations
- Detached garages
- Personal belongings (if this coverage is purchased)
What flood insurance doesn't cover
A flood insurance policy won’t cover everything. Here are some instances not covered by flood insurance:
- Temporary living expenses if your home is unlivable due to a flood
- Property outside of the covered building
- Money, precious metals and other forms of currency
- Vehicles
- Personal property kept in a basement
- Personal liability
NFIP policies vs. private providers
NFIP flood insurance policies are capped at $250,000 in dwelling coverage and $100,000 for a building’s contents. Policies from private flood insurers can come with higher coverage limits and other endorsements.
Cost of flood insurance in Massachusetts
The cost of flood insurance in Massachusetts depends on various factors, such as your home’s location, but the national average rate is $887 per year for a single-family home as of January 2025, according to Bankrate computations from FEMA data. The average flood insurance cost in Massachusetts for a single-family home is $1,142. The higher the risk of flooding in your area, and the more your home would cost to replace, the more you’ll pay for a policy. Below you can see the average cost of an NFIP flood policy in 10 different towns in Massachusetts.
| Town | Average cost of flood insurance with NFIP for a single-family home |
|---|---|
| Boston | $653 |
| Framingham | $511 |
| Lynn | $987 |
| Natick | $822 |
| Newton | $754 |
| Plymouth | $1,099 |
| Randolph | $1,222 |
| Somerville | $679 |
| Quincy | $796 |
| Weymouth | $1,228 |
In high-risk areas such as the waterfront properties on Cape Cod's coast, flood insurance can be expensive. For example, in Falmouth, a town on the southern shore of Cape Cod, the average annual policy cost is $1,774, according to FEMA data.
In other areas, such as inland homes that aren't in a federally designated flood zone, it could be just a few hundred dollars. In Lenox, the western Massachusetts town where the Boston Symphony Orchestra has its summer home, the average annual premium is $476.
Whether it's an NFIP policy or coverage from a private insurer, the price of an annual flood insurance policy will be determined by:
- Location of your home
- Design of your home
- Age of your home
- Location of your home’s utilities
- Coverage amount
- Deductible amount
Standard NFIP policies have coverage limits of $250,000 for the structure and $100,000 for the home’s contents. Your home may be worth much more than that, but keep in mind that much of the value of real estate is the land the house sits on. You only need coverage to repair or replace your home.
Note that it may be possible to lower your flood insurance costs by employing certain strategies. FEMA and the NFIP suggest getting an elevation certificate, installing flood openings, filling in basements or relocating to reduce the potential impact of flood-related damage.
When to purchase flood insurance
Massachusetts homeowners insurance laws don’t legally require you to have flood insurance. Still, if you have a mortgage, your lender will likely require it if your home is in a designated flood zone or is deemed risky for other reasons.
Experts recommend purchasing flood insurance as soon as you buy a home in a flood zone. If you’re nervous about an upcoming storm and don’t have flood insurance, you may still be able to purchase it, but keep in mind that there is usually a 30-day waiting period before coverage goes into effect.
Fortunately, there are exceptions where you don’t have to wait the full 30 days.
- If you’re purchasing flood insurance because your area’s flood map has changed and indicated your home is at risk, you have 13 months to buy flood insurance without a 30-day wait period for filing a claim. There is only a one-day wait period instead.
- If you have just purchased or refinanced a mortgage, you may purchase flood insurance without a 30-day wait period.
- If you purchase coverage from a private insurer, there may be a shorter waiting period.
How to purchase flood insurance in Massachusetts
One way to purchase flood insurance is to call your homeowners insurance provider and speak with an agent. Some private insurers offer NFIP policies; others may offer their own flood insurance. To find an agent who sells flood insurance you can use the NFIP's online agent-locater tool or call the NFIP at 877-336-2627.
You can also get a quote from the NFIP that you can bring to an agent who will issue a policy for that amount. Go to the NFIP's online quoting tool. If you're curious and want to find out how much flood insurance in Massachusetts would cost for your home, you can check there with no requirements to purchase it.
NFIP does not currently offer additional living expenses coverage or loss-of-use coverage with its policies. That means if you have an NFIP policy and flooding damages your home, it will be up to you to pay any additional housing and food costs out of pocket. However, FEMA may provide disaster housing in some situations.
Filing a flood insurance claim
While the coverage limits may differ, filing a flood claim with NFIP or through a private carrier is very similar to filing any other type of home insurance claim. Depending on the severity of the flood event, you may be displaced and unable to return to your residence immediately. It is a good idea to have the phone number for the claims department saved in your phone along with a digital copy of your policy declaration page. The steps below outline standard procedures when filing a flood claim:
- Report any loss immediately by calling your insurance agent, filing a claim online or using the carrier's mobile app.
- Document any damage by taking photos before discarding damaged items.
- Minimize the risk of future loss by securing the home. Board up any broken windows and tarp your roof if damaged.
- Start the cleaning process as soon as possible to prevent mold from developing.
- Apply for disaster relief immediately. Funds tend to run out quickly and claim payments are usually not processed immediately.
- When meeting on site with the insurance adjuster, they will assess the damage, review the claims process and provide you with a repair estimate. Depending on your insurance, receiving the claim payment can take days to weeks.
If you are unhappy with how the claim is handled, contact your insurance provider to start the appeal process. You also have a 60-day window to appeal the denial to FEMA after the insurer's written denial.
For further details, FEMA's NFIP Claims Handbook offers a step-by-step description of filing a claim. FEMA also provides details for starting your recovery on its website.
Frequently asked questions
