By Jon Merwin, Founder and CEO
New Castle is the only New Hampshire town made up entirely of islands, reached from Portsmouth by Route 1B across the bridges over Little Harbor and the back channels. Almost every house is close to salt water, and many are old. Homeowners insurance here comes down to two questions: how much flood and wind exposure the house has, and what it would really cost to rebuild it.
Portsmouth Atlantic Insurance is a family-owned independent agency founded in 2005, just over the bridge in Portsmouth. We compare home coverage from 40+ carriers, charge no agency fees, and we are the most-reviewed independent insurance agency in New Hampshire, with 1,000+ Google reviews and over 2,000 testimonials across our two offices. Call (603) 431-4020 or start a quote.
Homeowners insurance on an island town
Carriers underwrite New Castle house by house. Distance to the water, elevation, flood zone, roof, heating system and occupancy matter more than the town name. Most New Castle homes fall into one of a few groups.
The historic village
The village streets between the town center and Fort Constitution hold houses that date back to the 1700s and 1800s, close together and close to the road. These homes are insurable, but carriers want to know about wiring, heating, plumbing and roof updates. Plaster walls, original trim, wood clapboards and slate or wood roofs cost more to restore than standard construction. We set the dwelling limit from a replacement-cost estimate, not the purchase price, and we look at ordinance or law coverage to help with code upgrades after a loss.
Waterfront homes on the harbor and the open ocean
Homes along Little Harbor, the Piscataqua side and the ocean-facing shore near Great Island Common face wind, salt air and storm surge. Many sit in FEMA-mapped flood zones, and some carriers apply a separate wind or named-storm deductible or decline homes this close to the water. Comparing 40+ carriers is how we find the ones that will write the house on good terms.
Condos and newer homes
New Castle also has condominiums, including around the Wentworth by the Sea area, and some newer or fully rebuilt homes. Condo owners need an HO-6 policy that fills the gaps in the association’s master policy. We read the master policy with you and match the HO-6 to it. See our New Hampshire condominium insurance guide.
Matching your New Castle home to the right carriers
New Castle has a wide spread of home values, from village capes and condos to large waterfront estates. The right market depends on the house:
- Homes under about $2 million: almost all of our 40+ carriers can fit, which gives you real choice on coverage form, deductibles and endorsements.
- About $2 million to $3 million: Hanover writes homes up to about $2 to $3 million. Andover writes up to about $1.5 million in dwelling coverage, or about $1 million for homes far from a fire hydrant or fire station.
- Over about $3 million: we highlight Cincinnati, which offers broad coverage for larger homes.
- $5 million and up: Chubb, which specializes in high-value homes, is a strong fit for the largest waterfront properties.
For homes at the top of that range, see our New Castle high-value home insurance page and our New Hampshire high-value home insurance guide. For policy forms and common endorsements, see homeowners insurance in New Hampshire.
Flood insurance in New Castle
Homeowners policies exclude flood, including storm surge and tidal flooding. Low-lying streets and waterfront lots around the harbor can take on water in strong coastal storms, and FEMA’s current coastal flood maps for Rockingham County took effect January 29, 2021. Check your address on the FEMA Flood Map Service Center. If your home is in an A or V zone and you have a federally backed mortgage, your lender will require flood coverage.
- NFIP: we write National Flood Insurance Program policies through Selective. NFIP building coverage tops out at $250,000 and contents at $100,000, with a usual 30-day waiting period unless the policy is tied to a loan closing.
- Private flood: for higher limits or different terms, we compare Flow Flood, Neptune Flood, Beyond Floods, The Flood Insurance Agency, CatCoverage and Aon Edge.
An elevation certificate is not required but can help with pricing, so send it if you have one. See our flood insurance page and coastal home insurance in New Hampshire.
Docks, seawalls, stone walls and outbuildings
Docks, piers, floats and seawalls are often limited or excluded under homeowners policies, and flood policies usually exclude them too. Ask how a specific policy would handle yours. Garages, studios, boathouses and sheds belong under other-structures coverage at realistic values; the default percentage on a standard policy can be too low for a waterfront property. Stone walls and landscaping usually carry limited coverage.
Seasonal use and vacancy
Many New Castle houses are second homes, or sit empty for part of the winter. If the house is unoccupied for long stretches, tell us. Vacancy and unoccupancy wording affects frozen-pipe and water claims, and some carriers require heat to be kept on or the water shut off. See our secondary and seasonal home insurance page. If you rent the home, a landlord policy or rental endorsement may be needed.
Auto, umbrella, boats and valuables
Most New Castle clients put home and auto together and add a personal umbrella for liability above the home and auto limits, especially with a dock, guests or household help. We can also insure boats, jewelry, art and collections, which are often limited on a standard homeowners policy.
What a New Castle homeowners policy should include
These are the parts of a New Castle policy we review most closely:
- Dwelling limit from a current replacement-cost estimate that reflects period materials and island access, with extended replacement cost where a carrier offers it. Getting crews and materials onto an island after a regional storm can add time and cost.
- Other structures for garages, studios, boathouses and sheds, at realistic values.
- Personal property on a replacement-cost basis, with scheduled coverage for jewelry, art, silver and collections.
- Loss of use, which pays for somewhere to live while the house is repaired. Historic restorations can take longer than standard repairs.
- Liability high enough to sit under a personal umbrella.
- Water backup coverage, since many older houses have stone or fieldstone foundations and damp basements.
- Deductibles, including any separate wind or named-storm deductible.
How we shop your New Castle home
As an independent agency we do not work for one insurance company. We gather the details once, including address, year built, updates, roof, flood zone, docks and how the home is used, and compare carriers side by side. We explain the differences in plain language, including exclusions. When you buy, we get the binder to your lender before closing. After the sale we stay with you for claims, changes and renewals.
Nearby towns
We also insure homes in Rye, Portsmouth, Greenland, Hampton and Exeter. New Castle is part of our New Hampshire service area. Next door, our guide to homeowners insurance in Rye, NH covers Ocean Boulevard, marsh and inland homes.
Get your New Castle quote
Tell us about the house and we will compare carriers and follow up with options. Prefer to talk? Call (603) 431-4020 or use our quote page.
Frequently asked questions
Do I need flood insurance in New Castle, NH?
If your home is in a FEMA high-risk zone and you have a federally backed mortgage, your lender will require it. Because almost every New Castle home is near salt water, many owners carry it even when it is not required.
How do you insure a historic house in the village?
We start with a replacement-cost estimate that reflects period materials, add ordinance or law coverage where it fits, and compare carriers that write older homes.
Is my dock or seawall covered?
Often only in a limited way, or not at all. Ask us how a specific policy treats your dock, float or seawall.
Which carriers do you use for New Castle homes?
We compare 40+ carriers. Under about $2 million almost all of them fit, Hanover writes up to about $2 to $3 million, Andover up to about $1.5 million (about $1 million for homes far from a fire hydrant or fire station), Cincinnati is our highlight over $3 million, and Chubb is a strong fit at $5 million and up.
Do I need a special policy for a condo in New Castle?
Yes. Condo owners need an HO-6 policy. We read the association’s master policy and set your HO-6 to fill the gaps.
How long does it take to get a quote for a New Castle home?
For most homes we can compare carriers within a few business days once we have the address, year built, updates and any flood or elevation information. Waterfront and historic homes can take longer because some carriers ask for photos or an inspection first. If you are buying, tell us the closing date so we can plan the binder.
Does a homeowners policy cover my boat?
Only in a very limited way, usually for small boats with low limits. Most New Castle boat owners need a separate boat policy, which we can quote alongside the home.
Do you charge agency fees?
No. We do not charge agency fees on any policy, including home, auto, flood and umbrella.
By Jon Merwin, Founder and CEO
Family-owned since 2005 and the most-reviewed independent insurance agency in New Hampshire, with 1,000+ Google reviews and over 2,000 testimonials across our two offices. Meet our team.