How Much Homeowners Insurance Do I Really Need? 🤔 | Blog | Vargas & Vargas Insurance

And Why Do Zillow, the Assessor, and My Insurance Company All Say Something Different?

What would it cost to rebuild your home if it were destroyed tomorrow?

Why does your insurance company ignore Zillow, Redfin, or your tax assessment?

💡 Here’s the truth:  your homeowners insurance isn’t about what your home could sell for—it’s about what it would cost to rebuild it today .

📘 In this article, we’ll break down:

  • Why insurance companies use  replacement cost  (not market value)
  • Why Zillow and tax assessments aren’t accurate for insurance purposes
  • How to make sure your policy keeps up with inflation and construction costs


Why Your Insurance Value Doesn’t Match Zillow 🏡

Many homeowners are shocked when their insurance value is lower—or sometimes higher—than what they see online or on their property tax statement.  Here’s why that happens.


Insurance Companies Use Replacement Cost, Not Market Value 🛠️

Your insurance policy is based on what it would cost to rebuild your home—not what you paid for it or what it would sell for.  Market value includes a lot of variables that don’t apply to rebuilding, like:

  • Location desirability (schools, crime, views)
  • Land value (which isn’t covered by insurance)
  • Housing demand, interest rates, and local market trends

These factors don’t affect the cost of construction materials or labor, which is why  replacement cost is more accurate  for protecting your investment.


What’s With All These Different Home Values? 🧮

When researching your home’s value, you might come across three very different numbers:

🏷️ Market Value

What someone would pay for your home today—driven by supply, demand, and location.

💻 Zillow or Redfin Estimate

An algorithm-based guess using recent sales, not rebuilding costs.

🏛️ County Assessor’s Value

A government estimate used for property taxes—often lower than market value and irrelevant for insurance.

⚠️  None of these reflect what it would cost to rebuild your home after a disaster.


How Insurance Companies Actually Calculate Your Coverage (Coverage A) 📋

Look at your policy’s “Coverage A” line. That’s your  rebuild estimate , not your home’s sale price.

Insurance carriers use advanced software called a  Replacement Cost Estimator (RCE) . Here’s what it factors in:

  • Total square footage (above ground and basement)
  • Construction style (ranch, colonial, two-story, etc.)
  • Age of the home (older = pricier to rebuild)
  • Interior features (flooring, countertops, ceilings)
  • Custom upgrades (windows, roofing, layouts)
  • Local material and labor costs

🛑  This number should reflect today’s rebuilding costs—not what your home sold for five years ago.


Rebuilding Costs Change Fast—Is Your Policy Keeping Up? 📈

Several economic and environmental factors can impact rebuilding costs, including:

  • 🌪️  Natural disasters  (wildfires, hurricanes) = labor & material shortages
  • 🚛  Supply chain disruptions  = price spikes (think COVID-19)
  • 💵  Inflation  = rising cost of building materials year-over-year

If your insurance hasn’t adjusted for these changes, you could be underinsured.


When Insurance Value Is Higher or Lower Than Market Value 🔍

When Insurance Value Is Lower:
This often happens in areas with high real estate prices. That’s because  land isn’t insured , and location-based premiums don’t affect rebuild cost.

When Insurance Value Is Higher:
Some homes are costly to rebuild even if they wouldn’t sell for much. This is common when:

  • The home is custom-built or historic 🏚️
  • You live in a rural area with fewer construction resources 🚧
  • Local building codes require expensive updates ⚙️


Why Zillow & County Assessors Don’t Help with Insurance 📉

🧠 Zillow and Real Estate Sites

  • Designed to  estimate sale price , not reconstruction
  • Use  algorithms  and  comparative sales data
  • Ignore  current material and labor costs

🏛️ County Assessor’s Office

  • Calculates value for  property tax purposes
  • Often separates land and building values
  • Typically  understates  real market value

Neither source helps determine what you need for adequate insurance coverage.


3 Steps to Make Sure You Have the Right Coverage ✅

1. Monitor Local Construction Costs 🏗️

Keep tabs on what builders are charging in your area. After major disasters, prices can spike.

2. Ask About Inflation Guard Endorsements 📑

Many policies include this by default—but not all. Make sure your coverage automatically adjusts over time.

3. Review Your Policy Every Year 🔁

Especially after:

  • Home upgrades (kitchens, additions, roofing)
  • Changes to local building codes
  • Major economic shifts

🗣️  Not sure what Coverage A should be? Speak with an independent insurance agent.


Final Thoughts: Make Sure You’re Covered When It Counts 🛡️

After reading this, you now know:  Zillow, tax assessments, and market values don’t reflect what it would cost to rebuild your home.  That’s why  replacement cost  is the only number that matters for insurance.

🧭 Next Steps:

  • Review your homeowners policy
  • Check if your Coverage A reflects current building costs
  • Talk to your insurance advisor to ensure you’re not underinsured


Need Help Reviewing Your Policy?

At  Vargas & Vargas Insurance , we shop many financially strong insurance carriers—local and national—to make sure your policy reflects today’s real-world rebuilding costs.

📞  Schedule a free coverage review today  and get peace of mind knowing your home is truly protected.

By carlos vargas November 21, 2025
If someone hits your car and drives off, it’s called a hit and run . Imagine leaving the grocery store to find your bumper smashed with no note or witnesses. It’s not just the damage that’s frustrating; it’s the uncertainty about what to do next. Why Are Hit & Runs Confusing? Many drivers aren't sure what to do because we aren’t often taught how insurance works for these situations. But the more you know, the more protected you’ll be. At Vargas & Vargas Insurance , we guide drivers through hit and run claims, breaking down the process in simple terms. Key Questions Answered: What is a hit & run under Massachusetts law? What auto insurance helps in this situation? Will your premium go up? What immediate steps should you take? What Is a "Hit & Run"? A "hit and run" involves another driver damaging your car or injuring you and leaving without giving their info. It could happen in a parking lot, on the street, or even at home. Massachusetts law requires you to report it and file a claim. Coverage That Helps in a Hit & Run Your auto policy can help—if you have the right coverage. Uninsured Motorist Coverage (UM/UIM): Essential for covering injuries to you or passengers. Collision Coverage: Covers car damage but requires you to pay the deductible. Note: Massachusetts is a no-fault state , needing collision and/or UM coverage for protection. Will Your Insurance Rates Rise? It depends. If considered a not-at-fault accident, rates might not increase. However, lack of a police report or a history of claims might affect rates. Reporting it properly is crucial. What Actions Should You Take? Call the police immediately to file a report. Take photos of all damage and surroundings. Seek witnesses or security camera footage. Contact your insurance agent for advice on filing a claim. Keep all records , like police reports and photos. The Bottom Line You can't control reckless drivers, but you can control your preparedness. Here's what you need to know: Have collision and uninsured motorist coverage for protection. A police report is essential. Your agent is your best ally for making claim decisions.  If you’ve returned to your car to find damage without a note, you know the stress. Now you know the steps to take and the protections you need. At Vargas & Vargas Insurance , we’re here to make this simple and stress-free. Unsure if your policy protects you from a hit & run? Call us at 617-298-0655 . Let’s ensure you’re covered before it happens.
By carlos vargas November 21, 2025
In this post, we'll guide you through what happens when someone is injured on your property, how personal liability insurance can provide protection, and the steps you should take immediately if an accident occurs. By the end, you'll understand common scenarios that trigger personal liability coverage, what's included (and not included) in a standard policy, how claims are managed, and practical tips to protect yourself both before and after an accident. Understanding Personal Liability Insurance Personal liability insurance is designed to protect you financially if you are found legally responsible for someone’s injury or damage to their property. Typically, this coverage is part of your homeowners or renters insurance policy. If an incident occurs on your property and you’re held responsible, your personal liability insurance can help cover: Medical expenses for the injured person. Legal defense costs if you’re sued. Settlement or judgment amounts awarded to the injured party. Without this coverage, you could face out-of-pocket expenses which could amount to thousands or even hundreds of thousands of dollars, depending on the situation. Common Injury Scenarios on Your Property Personal liability coverage may be applicable in situations like: A guest slipping on an icy walkway. A child falling off a swing in your backyard. A delivery driver tripping over a loose step. A neighbor’s fence being damaged by a tree falling from your yard.  Accidents can happen even if precautions are taken, and unfortunately, being "careful" doesn't automatically shield you from legal or medical bills. What’s Not Covered It's crucial to understand that personal liability insurance doesn't cover everything. Most policies exclude: Injuries to you or household members. Intentional acts causing harm. Certain high-risk situations, such as injuries from business activities conducted at home (unless you have separate business liability coverage). Understanding these exclusions can prevent surprises and the frustrations often accompanying a denied claim. What Happens After an Injury on Your Property If someone is injured on your property: Get medical help immediately — the priority should be the person’s safety and well-being. Document the incident — take photos, collect witness statements, and record all details. Notify your insurance company — report the incident promptly, even if unsure whether the injured party will make a claim. Avoid admitting fault — stick to the facts when speaking with the injured person and your insurer. Once a claim is filed, your insurance company will: Investigate the incident. Determine whether your policy covers the claim. Handle negotiations, settlements, or defense in court if necessary. How to Protect Yourself Before an Accident Happens While insurance covers the unexpected, prevention is better than reaction. Reduce your risk by: Keeping walkways clear of ice, snow, and clutter. Repairing loose steps, handrails, and flooring. Properly maintaining landscaping and trees. Providing adequate lighting for entrances and pathways. Regular maintenance not only keeps your property safe but shows responsible behavior if a claim is filed. The Role of Your Insurance Broker An experienced insurance broker can help you: Review your policy to ensure adequate liability coverage limits. Clarify exclusions so you understand what's not covered. Guide you through the claims process if an injury occurs. Suggest umbrella insurance for additional liability protection beyond your standard policy limits. Having a broker means you aren't navigating these situations alone — you'll have someone familiar with your policy advocating for you. The Bottom Line Accidents can occur anywhere to anyone at any time. If someone gets hurt on your property, personal liability insurance can safeguard your finances, cover legal costs, and help manage the situation professionally. The key is understanding how your coverage works before you need it. This involves knowing your policy limits, understanding exclusions, and ensuring you have sufficient protection in place. Additional Resources: Insurance Information Institute – Understanding Liability Coverage NAIC – Consumer’s Guide to Home Insurance