By Jon Merwin, Founder and CEO, Licensed Insurance Advisor. Updated November 1, 2026.
For a high-value home on the South Shore, the carrier that fits a Hingham colonial a mile from the harbor is often not the one that fits a Humarock cottage on the beach or an antique cape in Duxbury. We are an independent agency comparing 40+ carriers, so we start with your house and its spot on the map, then go find the companies that want it, instead of bending it to a single company’s coastal rules.
Key facts
- The Blizzard of 1978 stalled off southern New England and flooded Hull through four tide cycles in a row (NWS); property damage was greatest along the Massachusetts coast between Marblehead and Plymouth (USGS).
- The January 4, 2018 nor’easter set the highest water level ever recorded at the Boston tide gauge, and the March 2018 nor’easter came in third (USGS).
- In the 2020–2024 Census estimates, the median owner-occupied home is worth more than $1.1 million in both Cohasset and Hingham, against $562,100 statewide (ACS table B25077).
- Hull and Milton each have more than four in ten homes built before 1940 (ACS table B25034).
- Scituate’s 2016 hazard plan counted 520 structures with repeated federal flood claims (Scituate hazard mitigation plan).
The South Shore towns we cover
Massachusetts’ Office of Coastal Zone Management groups the coastal towns from Hingham and Hull down to Plymouth into one region (CZM South Shore), and we add Milton just to the north. These towns share storms, roads and contractors. Even so, each town has a different housing stock and a different relationship with the water. The table gives a quick sense of that, with links to our town pages.
| Town | Median owner-occupied home value | Homes built before 1940 | Homes held for seasonal use |
|---|---|---|---|
| Hingham | $1,134,200 | 20% | 2% |
| Cohasset | $1,318,900 | 28% | 2% |
| Hull | $646,000 | 44% | 13% |
| Scituate | $847,600 | 24% | 5% |
| Marshfield | $680,300 | 13% | 10% |
| Duxbury | $874,600 | 15% | 3% |
| Norwell | $865,700 | 18% | 0% |
| Milton | $933,200 | 46% | 1% |
| Massachusetts | $562,100 | 31% | 4% |
Source: U.S. Census Bureau, American Community Survey 2020–2024 five-year estimates, tables B25077, B25034 and B25004 (via Census Reporter). Town estimates carry margins of error.
Hingham
Hingham wraps around a protected harbor rather than open ocean, so most of its exposure is bay flooding near the harbor, the Back River and World’s End, plus wind. Much of the town is inland, wooded and expensive to rebuild, with many large colonials and antique houses near the center. Our Hingham home insurance page covers the town street by street, and condominium boards can see our Hingham condo association page.
Cohasset
Cohasset has the highest median home value of these towns and a rocky, exposed shoreline. Homes on the ledges above the ocean face wind and spray more than flooding, while those near the harbor and marshes face both. Shingle-style summer houses, waterfront estates and village homes each read differently to a carrier. See our Cohasset page.
Hull
Hull sits on a long, narrow peninsula reaching into Boston Harbor, and its own hazard plan names coastal storm flooding as the town’s most significant natural hazard (2024 hazard mitigation plan). With water on both sides and a large share of older and seasonal houses, Hull is where coastal underwriting is strictest. See our Hull page.
Scituate
Scituate takes nor’easter waves straight on along its cliffs and beaches, and its long run of repeated flood claims shapes how carriers see the whole town. Homes in the village and on the higher inland ground are a separate story from those on the open beach. See our Scituate page.
Marshfield
Marshfield has about five miles of Atlantic shoreline, and roughly four miles of it are at least partly protected by seawalls, bulkheads or jetties (Marshfield hazard mitigation plan). The town’s coastal resiliency study found that raising most town-owned walls enough to stop overtopping in a 2050 ten-year storm would take about eight feet or more (resiliency plan). Inland, the town is wooded and much less exposed. See our Marshfield page.
Duxbury
Duxbury faces a sheltered bay behind a long barrier beach, and the timber Powder Point Bridge, almost half a mile long, is the only direct road to that beach (MassDOT). Inland, the town has captains’ houses and newer colonials on wooded lots. See our Duxbury page.
Norwell
Norwell has no ocean frontage at all, but the tidal North River runs along its edge. The state’s North River protective order limits building within 300 feet of the river’s natural bank, and bars most new building within 100 feet (North River Commission), which matters if a house near the river ever has to be rebuilt. Most Norwell homes sit on wooded lots, often with wells and septic systems.
Milton
Milton is the closest of these towns to Boston and the oldest in its housing: nearly half its homes were built before 1940. Its issues are rebuild cost for large older houses, the tidal Neponset River and its brooks, and the edge of the Blue Hills. See our Milton page.
Nor’easters do most of the damage here
Hurricanes get the headlines, but the South Shore’s worst flood days have come from winter nor’easters that park offshore and push water in on a high tide. In February 1978, the storm sat in place for about a day and a half, and tides ran about four feet above normal with waves up to 12 feet on top (National Weather Service). The tide at Boston reached 15.2 feet above mean low water, and the state counts major tidal flooding as starting at 13.6 feet (Mass.gov).
The two 2018 nor’easters pushed the water to similar heights. USGS crews flagged high-water marks after the January storm in Hull, Scituate and Marshfield, among other towns, and storm surge ran up to about three and a half feet in the hours after high tide (USGS). For an underwriter, this history is why the question is less about one rare hurricane and more about how often water reaches your street in an ordinary bad winter.
Wind and hurricane deductibles
Most coastal policies here carry a separate deductible for wind, hurricanes or named storms. Instead of a flat dollar figure, it is usually a percentage of the dwelling limit, so the larger the house, the larger the amount you would pay before the policy pays. The state’s Division of Insurance says these percentages generally run from 1% to 5% of the insured home’s value, and it urges owners to learn whether the deductible applies per event, per season or per year. Carriers set different percentages, apply them at different distances from the shore and use different triggers.
Two quotes that look alike can be far apart once you compare these deductibles. We lay out each carrier’s percentage and trigger together, and explain what it means on your own dwelling limit, so the trade-off is clear when you choose.
Flood insurance on the South Shore
Flood is never part of a homeowners policy. Water from a storm surge, from waves over a seawall or from a river rising onto the lot needs its own flood policy. Look up your address on the FEMA Map Service Center first; much of this shore is mapped in coastal A and V zones, and a lender will require flood coverage there. The state’s South Shore Coastal Hazards Characterization Atlas even maps where properties with multiple federal flood claims cluster along the ocean shore.
New NFIP policies go through Selective and usually wait 30 days before starting (FloodSmart). Federal building coverage has a ceiling that many South Shore homes outgrow, so we also quote private flood from Neptune, Beyond Floods, Flow Flood and Aon Edge, which may offer higher limits or broader contents and basement terms. An elevation certificate, if you have one, helps every flood quote. See our flood insurance overview for the basics.
Rebuild cost: older, larger and custom homes
A high-value policy starts with what the house would cost to rebuild, not what it would sell for. On the South Shore, that number climbs for a few reasons: antique timber framing and plaster in the older town centers, custom millwork and large footprints in newer homes, and the fact that after a regional storm every contractor from Quincy to Plymouth is busy at once.
- Extended replacement cost varies by carrier; we compare how much each one adds above the dwelling limit.
- Ordinance or law coverage helps pay for code upgrades a rebuild triggers, such as elevating a house in a flood zone or meeting today’s energy and building codes.
- Historic houses may need materials and methods matched to the original; our historic home insurance guide explains how carriers handle them.
- Loss of use should be sized for a long rebuild, since a house near the water can take many months to permit and finish.
Wooded lots, trees and winter
Away from the beaches, the South Shore is heavily wooded. A tall oak or pine next to the house is a common source of inland storm claims, usually in a nor’easter or ice storm. Policies generally pay to remove a tree that hits the house, but treat a tree that falls in the yard without damaging anything very differently (what policies say about tree removal). Long outages also mean frozen pipes, so carriers like to see a generator, a low-temperature alarm or an automatic water shutoff.
Request a South Shore home quote
Tell us about the house, how close it is to the water, how you use it through the year and what else you own, such as cars, boats or a second home, and we will compare the carriers that fit. About 90% of our quotes go out within 24 hours, and we don’t charge any fees.
Carriers we compare for South Shore homes
For larger South Shore homes we quote Chubb and Cincinnati side by side, since neither sets a cap on the dwelling limit. Openly and National General are options for homes up to about $5 million, and Safety can write Massachusetts homes up to $3.5 million. Along this coast, every one of them is a potential option, not a promise: a house near the water may need an underwriter’s review, and a carrier may ask for a higher wind or hail deductible than it would inland. Which fits best depends on the house, the distance to the water, how it is used and its claim history. Read how we choose carriers for our approach.
Boats, umbrellas and second homes
Many South Shore households keep a boat on a mooring or at a yacht club in Hingham, Cohasset, Scituate or Duxbury harbor. A homeowners policy gives little or no coverage for most boats, so they usually need a separate boat policy; our post on how boat insurance works covers the basics. Pools, docks, teen drivers and summer guests all add liability as well, and an umbrella policy sits over the home, auto and boat limits when they are set to line up.
Hull and Marshfield have the largest shares of seasonal houses in this group. If yours is a second home, see our Massachusetts second-home guide and our page on secondary and seasonal homes.
What to have ready for a South Shore quote
- The address and, if you have one, an elevation certificate or flood zone letter.
- Year built, square footage, construction, roof age and any recent updates to wiring, plumbing or heating.
- Distance to the water and whether the lot is behind a seawall, on a bluff or near a river or marsh.
- How the house is used: year-round, summer, or rented, and who checks it when you are away.
- Alarms, a generator, water leak sensors or an automatic water shutoff.
- Current declarations pages for the home, cars, boats and any umbrella, so all the limits line up.
For the wider picture, see our Massachusetts high-value home insurance page, the coastal Massachusetts high-value page, our coastal Massachusetts home insurance guide and the Massachusetts homeowners insurance guide. Plymouth homeowners can see our Plymouth page.
Frequently asked questions
Which carriers do you compare for a high-value home on the South Shore?
We usually start with Chubb and Cincinnati, since neither caps the dwelling limit, then add Openly and National General for homes up to about $5 million and Safety for Massachusetts homes up to $3.5 million. Near the water, think of each one as a possible fit only: a house close to the ocean may need an underwriter to sign off, and some carriers ask for a larger wind deductible there. Across our 40+ carriers, the right match depends on the house itself.
My house sits behind a town seawall in Scituate or Marshfield. Do I still need flood insurance?
We would strongly suggest it. A seawall cuts down wave energy, but storm water still comes over the top and through low spots, and towns on this coast record flood claims behind their walls storm after storm. No homeowners policy pays for flood, so the protection has to come from a federal NFIP policy (new ones go through Selective) or a private flood carrier such as Neptune, Beyond Floods, Flow Flood or Aon Edge.
How is the wind or hurricane deductible figured on a South Shore home?
Most coastal carriers use a percentage of your dwelling limit rather than a flat dollar amount, and each one decides when it applies, for example only in a named storm or any time wind causes the damage. On an expensive house, a modest-sounding percentage turns into a big check you write yourself. We put each quote’s percentage and trigger in the same column so you can weigh them fairly.
I live inland in Norwell, inland Hingham or Milton. Does the coast still matter for my policy?
Less for surge, more for wind, trees and rebuild cost. Inland lots on the South Shore are often heavily wooded, many homes are older or custom built, and contractors get scarce after a big nor’easter. A brook, the North River marshes or the Neponset can still put part of a lot in a mapped flood zone, so we check the map either way.
Can you insure my boat on a South Shore mooring along with the house?
Yes. A homeowners policy covers only small boats, if any, so most cruisers and sailboats need their own boat policy. We line up its liability limit with your home, auto and umbrella so there is no gap between them, and we ask where the boat is kept, how it is hauled for winter and who runs it.
We use our Hull or Marshfield house mostly in summer. What changes?
Carriers treat a seasonal house differently from a year-round home. They will ask how many months it sits empty, whether the heat stays on, who checks it and whether there is a low-temperature or water leak alarm. Some write a seasonal home only alongside your primary home. Tell us honestly how the house is used so the policy matches.
Sources
- U.S. Census Bureau, ACS 2020–2024 five-year, table B25077, Median Value (via Census Reporter)
- U.S. Census Bureau, ACS 2020–2024 five-year, table B25034, Year Structure Built (via Census Reporter)
- U.S. Census Bureau, ACS 2020–2024 five-year, table B25004, Vacancy Status (via Census Reporter)
- U.S. Geological Survey, Coastal Flood of February 7, 1978 (WRI 79-61)
- National Weather Service Boston, The Blizzard of 1978
- Mass.gov, Blizzard of ’78 photo gallery
- U.S. Geological Survey, Total water level data from the January and March 2018 nor’easters
- U.S. Geological Survey, Blizzard of January 2018 in New England
- Town of Scituate, Natural Hazard Mitigation Plan (2016, MAPC)
- Town of Marshfield, Multi-Hazard Mitigation Plan
- Town of Marshfield, Long-Term Coastal Resiliency Plan
- Town of Hull, Hazard Mitigation Plan 2024 Update (MAPC)
- MassDOT, Powder Point Bridge Replacement Project
- North River Commission, Scenic Protective Order
- Massachusetts CZM, South Shore Region
- Massachusetts CZM, South Shore Coastal Hazards Characterization Atlas
- Massachusetts Division of Insurance, hurricane preparation reminder
- FEMA, Flood Map Service Center
- FloodSmart (NFIP), Buy a policy
About Portsmouth Atlantic Insurance
Portsmouth Atlantic Insurance is a family-owned independent agency founded in Portsmouth in 2005 and licensed in 10 states. 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). Our team brings 200+ years of combined experience. We don’t charge any fees.
We insure South Shore homes from our Portsmouth, NH office by phone at (603) 431-4020, by email at insure@portsmouthatlanticins.com, online and by video.
About the author
Jonathan Merwin is the Founder and CEO of Portsmouth Atlantic Insurance and a Licensed Insurance Advisor. He started the agency in Portsmouth in 2005 and works with owners of larger and older homes on coastal and high-value homes across New England. Read his full bio or see how we choose carriers.