By Jonathan Merwin, Founder and CEO, Licensed Insurance Advisor. Updated October 30, 2026.
What does a high-value home in Maine need from its insurance? A dwelling limit that reflects what it costs to rebuild a custom house on the coast or a lake, a clear answer on when the hurricane deductible applies, flood coverage that reaches past federal limits, and a plan for the months the house is closed. Portsmouth Atlantic Insurance is licensed in Maine and compares carriers that write larger homes from York Harbor to Mount Desert Island. Call (603) 431-4020 or use the quote button below.
Key facts
- Maine Rule 960 took effect April 1, 2015. It ties a hurricane deductible to a National Weather Service hurricane warning for your forecast zone and ends it 24 hours after the last warning (Maine Bureau of Insurance Bulletin 398).
- On January 13, 2024, the Portland tide gauge reached 14.57 feet, topping the 14.17-foot mark set in 1978, in records that go back to 1912 (NWS Gray).
- Repairing a frontal-dune building at 50% or more of its value counts as reconstruction and needs a permit; the rebuilt house may have to move landward and sit on posts or pilings (Maine DEP).
- The 1947 fire on Mount Desert Island destroyed 67 seasonal estates on Bar Harbor’s Millionaires’ Row and 170 year-round homes (National Park Service).
- Flood is a separate policy. NFIP building coverage tops out at $250,000.
Where Maine’s larger homes sit, and what each setting brings
Maine’s expensive houses are spread along a long, uneven coastline and around a handful of big lakes. Each setting changes what an underwriter asks first.
Southern beaches
York Harbor, Ogunquit, Wells and Kennebunkport. Open-ocean exposure, beach dunes, and summer-heavy occupancy.
Casco Bay
Cape Elizabeth, Falmouth Foreside and the islands. Ledge frontage, tidal flooding near Portland, and ferry-only access for some homes.
Midcoast
Camden, Rockport, Boothbay and the peninsulas. Shingle-style cottages, long private drives and distance to a fire station.
Downeast and the lakes
Mount Desert Island, Sebago and Rangeley. Wildfire history, deep winter vacancy and well water with no hydrant nearby.
We already write Maine homeowners and second homes in many of these towns. For the basics of a standard Maine policy, see our Maine homeowners and second home insurance page. This page covers the larger and more complex houses.
Rule 960: reading the hurricane trigger on a big policy
Maine law allows insurers to use a separate hurricane deductible, and 24-A M.R.S. §3061 directed the Bureau of Insurance to set the rules for it. Rule 960 is the result. For owner-occupied homes with up to four apartments, the deductible can apply only during the window that starts when the National Weather Service issues a hurricane warning for a forecast zone covering any part of your municipality and ends 24 hours after the last such warning ends. The insurer has to print the deductible notice on the declarations page.
Two details matter more on an expensive house than on an average one:
- Percentage deductibles scale with the dwelling limit. A percentage that looks small becomes a large dollar figure once the limit is in the millions, so we show you the actual dollar amount for each carrier before you choose.
- The rule is written for owner-occupied homes. A seasonal home or a rental can be written on a different form, so we confirm how that policy defines the trigger instead of assuming Rule 960 applies.
Forecast zones do not always follow town lines. Bulletin 398 points to the zone map and lists towns that sit wholly in one zone, which is worth checking if you own in a town that straddles two. Our coastal flood and wind guide walks through wind and flood across the region.
After January 2024: flood limits for a large shorefront house
The back-to-back storms of December 2023 and January 2024 pushed salt water into places that had not flooded in decades. The January 13 high tide at Portland set a record that had stood since 1978. A homeowners policy does not pay for that kind of water, which is why flood is written on its own policy.
NFIP policies carry a $250,000 building limit and a $100,000 contents limit, and there is usually a 30-day wait before a new policy starts (FloodSmart). For a house that would cost several times that to rebuild, we look at private and excess flood alongside NFIP. We place NFIP through Selective and compare private flood from Neptune Flood, Beyond Floods, Flow Flood, Aon Edge, CatCoverage and The Flood Insurance Agency. Our Maine flood insurance page covers flood zones and elevation certificates, and you can check a flood zone before you call.
Rebuilding on the Maine shore: dunes, setbacks and code
An insurance limit is only right if it pays for the house the town will let you rebuild. In Maine, that can differ from the house you have now.
- Frontal dunes. Maine DEP treats repairs costing 50% or more of a building’s value as reconstruction. The rebuilt house may need to move landward where practicable, cannot grow in footprint or height, and needs a post or piling foundation with the first floor raised at least three feet above the highest natural dune elevation (DEP sand dune FAQ).
- Shoreland zoning. Land within 250 feet of a great pond, river or the upland edge of a coastal wetland is in the shoreland zone, which towns regulate through their own ordinances (Maine DEP). Lake houses are affected as much as ocean houses.
- Building code. Maine’s uniform building and energy code must be enforced in towns of more than 4,000 people, and smaller towns may adopt it (10 M.R.S. §9724). A rebuild may have to meet current code even if the original house did not.
Those rules are why we pay close attention to ordinance or law coverage, extended replacement cost, and the dwelling figure itself. Our replacement cost estimator is a useful starting point before a call.
Closed for the winter: seasonal homes and vacancy
Many of Maine’s most expensive houses sit empty from Columbus Day to Memorial Day. A frozen pipe in an empty house can run for weeks before anyone notices, and ice dams build up quietly on roofs nobody is checking. Carriers that write seasonal homes often ask about:
- a low-temperature or water-leak sensor that alerts you or a caretaker
- automatic water shutoff, or draining the system when the house closes
- a backup generator, especially on islands and long rural roads
- who checks the house, and how often, while it is closed
If you rent the house for part of the summer, say so up front. Short-term rental use changes the form and the carriers we can use. See vacant home insurance and Maine landlord insurance for those situations.
Older houses, wildfire and fire department distance
Bar Harbor still shows what fire can do to a summer colony. The 1947 fire burned more than 17,000 acres and leveled many of the great cottages on Frenchman Bay. Today, underwriters on Mount Desert Island, the Midcoast peninsulas and the lakes look closely at the distance to the nearest staffed fire station, water supply, wood shingle roofs and the age of wiring. Historic Maine cottages may also need materials and craftsmanship that a standard replacement estimate leaves out.
Carriers we compare for Maine high-value homes
Every placement is subject to the carrier’s underwriting. These are the carriers we look at first for larger Maine homes:
- Chubb and Cincinnati can look at homes at any dwelling limit, including the largest estates. See our Chubb review and Cincinnati review.
- Openly writes Maine homes and rentals up to about $5M (more on Openly).
- National General also fits many homes up to about $5M.
- Patriot can write Maine homes up to $3M.
- Hanover writes homes up to $2M.
- Vermont Mutual, Concord Group and Andover round out the list for homes that fit their guidelines.
- Hagerty for collector and high-value cars, and the flood carriers listed above for water.
For boats on a Maine mooring, see Maine boat insurance. For a garage of classic cars, see Maine collector car insurance. Larger homes usually call for a personal umbrella policy as well.
Our process for a Maine quote
- A short call about the house, how it is used and what worries you most.
- We confirm the replacement figure, the hurricane deductible and the flood picture.
- We take the house to the carriers that fit it, not every carrier on our list.
- You get a side-by-side comparison showing limits, deductibles in dollars and key exclusions.
- Once you choose, we handle the paperwork and stay your contact for claims and renewals.
Maine towns and other states
Town pages: Kennebunkport high-value homes, Mount Desert Island high-value homes, Kennebunk and Kennebunkport, Ogunquit and Wells, York and Kittery. Nearby state hubs: New Hampshire, Massachusetts and Vermont.
Get a Maine high-value home quote
Tell us about the house, the shoreline and how often you are there. We compare the carriers that fit and explain the deductibles in dollars. We don’t charge any fees. About 90% of quotes come back within 24 hours.
Maine high-value home insurance FAQ
How does a hurricane deductible work on a Maine home?
Maine Bureau of Insurance Rule 960 sets the trigger. For owner-occupied homes with up to four apartments, a hurricane deductible can apply only from the time the National Weather Service issues a hurricane warning for a forecast zone that includes any part of your town until 24 hours after the last warning ends, and the policy must state it on the declarations page. Second homes and rentals can be written differently, so we read the actual endorsement with you.
Is flood damage part of a Maine homeowners policy?
No. Rising water, storm surge and wave wash are written on a separate flood policy. NFIP building coverage stops at $250,000, so on a large shorefront house we usually look at private or excess flood as well, through carriers such as Neptune Flood, Beyond Floods and Flow Flood, with NFIP placed through Selective.
Can you insure a Maine home worth more than $3 million?
Yes, subject to underwriting. Chubb and Cincinnati can look at homes at any dwelling limit, and Openly can write Maine homes up to about $5M. Which one fits depends on the house, the location and how it is used.
Where is your office, and how do you work with Maine owners?
Our office is at 601 Islington St in Portsmouth, NH, a short drive from the Maine line. We have no Maine location, but we are licensed in Maine. We handle Maine clients by phone, email and video, and we can meet in Portsmouth.
My Maine house sits empty all winter. Does that change anything?
Often, yes. Many policies limit certain claims, such as burst pipes, when a home is unoccupied for a stretch, and some carriers ask for heat or water monitoring. Tell us how many months the house is closed so we can match it to a carrier that writes seasonal homes.
What should I have ready for a Maine high-value quote?
The address, year built, square footage, roof age, heating type, any recent renovation, how many weeks a year the house is occupied, prior claims, and your current declarations page. Photos of finishes and any appraisal or schedule for art, jewelry or boats help too.
About Portsmouth Atlantic Insurance
Portsmouth Atlantic Insurance is a family-owned independent agency founded in Portsmouth in 2005 and licensed in 10 states. Our team brings 200+ years of combined experience. We compare 40+ carriers, hold an A+ rating with the Better Business Bureau, and are New Hampshire’s highest-rated agency on Google, with 1,000+ Google reviews and over 2,000 testimonials (see our client feedback). We don’t charge any fees.
We work with Maine homeowners from Kittery to Downeast, and with owners who live in New Hampshire, Massachusetts or out of state and keep a house in Maine. For lakes that straddle the state line, such as Great East Lake and Province Lake, see our Wakefield, NH high-value home insurance page.
About the author
Jonathan Merwin is the Founder and CEO of Portsmouth Atlantic Insurance and a licensed insurance agent. He started the agency in Portsmouth in 2005 and works with owners of larger and older homes across New England on Maine coast, island and lake houses. Read his full bio or see how we choose carriers.