Where to Live (and Actually Be Insured) in the Climate Future

You Can’t Just Move Anywhere Anymore — and Insurance Companies Know It

Once upon a time, moving was about opportunity. Better jobs. Better weather. Better schools.

But in 2025 and beyond, there’s a new metric creeping into relocation decisions — and it’s not optional:

Will this place still be livable in 20 years? And will anyone insure me if it’s not?

As climate risks surge, some regions are becoming more than risky — they’re becoming uninsurable. Homes flood regularly. Wildfires rage unpredictably. And insurers? They’re backing out, raising premiums, or refusing to write new policies altogether.

Whether you’re relocating for peace of mind or trying to avoid being priced out of protection, this guide will help you answer one very real question:

Where can I live that’s both climate-resilient and insurable?

Why Climate Risk Is the New Mortgage Killer

We’re entering a new era where home insurance is the gatekeeper of homeownership. And in some places, that gate is closing.

Here’s what’s happening:

• Major insurers are leaving risky states like California and Florida
• Flood and fire zones are expanding, even in places that weren’t historically vulnerable
• FEMA flood maps are outdated, and private tools are exposing deeper risk
• Mortgage lenders are requiring more coverage, or declining loans entirely
• Risk Rating 2.0, FEMA’s new model, is making premiums skyrocket

Translation: even if you can buy a home somewhere… you may not be able to insure it affordably. And without insurance? You can’t get a mortgage. You can’t rebuild. You can’t sell.

This is the part of the climate crisis no one prepared us for.

What Makes a Place “Climate-Resilient” and Insurable?

There’s no utopia — every region faces trade-offs. But some key traits define areas that are more likely to remain livable, lendable, and covered in the coming decades:

Traits of Resilient, Insurable Places:

• High elevation or distance from coasts
• Cooler average temps (fewer heatwaves)
• Low wildfire fuel loads (e.g., not surrounded by dense unmanaged forest)
• Strong local infrastructure
• Progressive adaptation policies (green infrastructure, zoning updates)
• Water security
• Insurable housing market (no major insurance exits)

Places to Watch: Climate-Conscious, Insurance-Friendly Zones

Here are some early contenders being flagged as “climate havens” by planners, insurers, and climate scientists:

U.S. Examples

• The Great Lakes Region (e.g., Duluth, Madison, Buffalo)
  Cool, abundant freshwater, low wildfire and hurricane risk
• Pittsburgh, PA
  Elevated, affordable, and investing in green infrastructure
• Asheville, NC (with some fire caveats)
  Higher elevation, active community planning
• Vermont / New Hampshire
  Stable climate, low disaster history, water access
• Upstate New York
  Cooler temps, low natural disasters, renewable-friendly

International Examples

• Nova Scotia / New Brunswick, Canada
  Cooler temps, clean water, low insurance volatility
• Iceland / Scandinavia
  High social stability + climate adaptation leadership
• Tasmania, Australia
  Elevated, temperate, water-secure
• New Zealand (South Island)
  Inland areas have lower sea-level and fire risk
• Uruguay and parts of Chile
  Political stability, clean energy, low natural disaster frequency

What Areas Are Becoming Uninsurable?

Unfortunately, some of the most desirable places to live are becoming the riskiest to insure.

High-Risk, High-Cost Zones:

• Florida (especially Miami, Tampa, Keys): extreme hurricane + flood risk
• California (wildfire belt): insurers exiting by the dozen
• Louisiana and Gulf Coast: frequent floods, disappearing insurance
• Hawaii: fire and storm risk, limited resources
• Southwest U.S.: extreme drought + water insecurity + heat

In these regions, premiums are doubling, some insurers are refusing coverage, and FEMA subsidies aren’t enough to close the gap.

The Checklist: What to Ask Before You Move Anywhere

Don’t rely on glossy real estate listings or old FEMA maps. Ask these before you commit:

Climate Risk:

☐ What’s the property’s flood, fire, heat, and drought score?
→ Use RiskFactor.com and ClimateCheck

☐ Has this area had recent climate events or disasters?

☐ Are elevation and water access stable long-term?

☐ Does the city have a climate resilience or adaptation plan?

Insurance & Infrastructure:

☐ Are insurers still writing policies in this area?
→ Google it, or ask a local agent.

☐ What’s the average premium for flood, fire, and hazard insurance?

☐ Are insurance claims being denied or delayed in this region?

☐ Are major systems (power, sewage, roads) updated to handle future events?

Mortgage & Value:

☐ Will banks offer a 30-year mortgage on properties here?

☐ Are property values rising or stagnating due to climate risk?

☐ How easy would it be to resell this home in 10–15 years?

What to Do If You Already Live in a High-Risk Area

If moving isn’t an option (yet), you can still take steps to:

• Fortify your home: elevation, fireproofing, flood barriers
• Reduce premiums: elevation certificates, FEMA retrofits, community CRS ratings
• Explore backup options: like parametric insurance or catastrophe pools
• Advocate locally: push for green infrastructure, buyout programs, or zoning reform

And start preparing now for the possibility that your property value may peak soon — and decline as climate pressures rise.

Final Thoughts: Safe Doesn’t Mean Perfect — It Means Possible

There’s no “climate-free” zone. Every place will face challenges — floods, fires, heat, water, population shifts. But some places are adapting better, and some are still insurable and livable without pricing people out.

So if you’re looking for where to live in the climate future?
Ask more than Is it pretty?
Ask Will it still be here? Will anyone insure it? Will I want to stay?

Because in the new real estate math, resilience = value.