Florida already ran the play the rest of the country is now watching. We have worked this market through a full hard-market cycle and out the other side, which is why we can tell a California or Texas homeowner with some confidence what a recovering property market actually looks like.
Citizens Property Insurance peaked at roughly 1.4 million policies in 2023. As of July 2026 it is down to about 278,000 — roughly an eighty percent reduction — after nearly twenty carriers entered or re-entered the state following the 2022–23 legislative reforms. Citizens has since recommended rate decreases for most policyholders.
Average premiums remain elevated against pre-2019 levels, but the crisis pricing of 2023 has eased and the private market is competing again. Depopulation offers now arrive regularly, and they carry real decisions with them: a takeout offer within a defined threshold of your Citizens premium can remove your eligibility to stay.
Market conditions as of September 2026.
Citizens is shrinking fast and actively depopulating. If you hold a Citizens policy you should expect takeout offers, and you should read them carefully rather than ignoring them — declining an offer can affect your continued eligibility depending on how the offer compares to your current premium.
A takeout is not automatically a good deal or a bad one. It depends on the carrier's financial strength, the coverage terms, and how the total cost compares once wind and flood are accounted for. That comparison is the work.
Send us the declarations page you have now. Carriers move in and out of a state without telling the people already in it, so what was the best available policy two years ago often is not today.
Send your policyPersonal and commercial lines, shopped across the carriers appointed where you are. If you hold more than one of these, there is usually something to find in how they fit together.
Send us your declarations page and we will tell you what you actually have, what it would pay, and whether anything worth changing has changed in this market.
Independent insurance guidance for your home, your business, and your life across state lines.