Home to some 40 million people, California is the most populous US state. Its real estate market has been generally buoyant over the years, appealing to home-movers and investors alike thanks to its major cities and beauty spots. As the heart of the entertainment industry, the Golden State has some of the country's largest and most expensive properties too. However, California's real estate fortunes may be on the turn. A shock announcement this year by one of the state's largest home insurance providers could create havoc for homeowners and dissuade those planning to relocate. Click or scroll on for more.
In late May 2023, California's largest home insurance company State Farm announced it would no longer sell coverage to homeowners. “State Farm General Insurance Company made this decision due to historic increases in construction costs outpacing inflation, rapidly growing catastrophe exposure, and a challenging reinsurance market,” the company said in a statement. In blacklisting the Golden State, it joins insurer Allstate, who paused issuing new policies in November 2022.
California is the most wildfire-prone state in the US. In 2021, the most recent statistics available show that over 9,000 individual wildfires burned in the state, consuming nearly 2.23 million acres. In 2018, the Camp Fire proved the world's most expensive single natural disaster that year, causing overall losses of $16.5 billion (£13.1bn). The inferno razed the town of Paradise, killed 85 people and destroyed more than 18,800 buildings, including homes, schools and churches.
The Woolsey Fire ignited on the same day and burned in Los Angeles and Ventura counties, destroying 1,643 structures, including luxury beachside homes in the celebrity enclave of Point Dume, Malibu (pictured). In 2022, insurers AIG and Chubb cut back on coverage of multimillion-dollar homes due to wildfire exposure. However, in certain parts of the state, it has long been impossible to buy fire insurance from any provider. Director Ze'ev Waismann has a home in the Hollywood Hills and told lovePROPERTY.com: "It's terrifying. You have to be constantly vigilant – no BBQs or firepits. I don't even light candles in the house and I keep a fire extinguisher in every room and several in the garden."
Read on to discover more of America's riskiest places to live...
Vulnerable to everything from hurricanes, tornadoes and nor'easters to earthquakes, wildfires and flooding, the US is among the worst-affected countries in the world when it comes to natural disasters, but some parts of the nation are more susceptible to the destructive fury of Mother Nature than others. Buying a home in these calamity-prone hotspots is risky, to say the least. Click or scroll on to discover the most hazardous places to purchase property in America -– and find out why more US locations may be in peril in the future.
While some areas in the US are historically prone to natural disasters, we're likely to see more regions becoming at risk of devastation in the future. That's because climate change is increasing the frequency and severity of damaging weather-related events. One of the most shocking examples was the toxic haze that recently enveloped New York City, which was a result of wildfires raging in Canada. On Wednesday 7 June 2023, the Big Apple had the worst air quality anywhere in the world, surpassing even Dubai, Lahore and New Delhi, spiking at over 56 times the WHO's safety limit. The severity of climate-related disasters is expected to worsen in the coming decades, but here are the US locations you should be wary of now...
First up on the list of the riskiest US areas to buy in is a popular region of North Carolina. Located in the bend of the state's Hatteras Island, top attractions in Cape Hatteras include beautiful beaches and sand dunes, along with the much-visited eponymous lighthouse. The lion's share of residents live in Buxton, an adorable small town filled with pretty clapboard cottages, charming cafes, restaurants and characterful boutiques. Property is on the expensive side, with Zillow putting the typical home value at $472,965 (£371k), above the US average of around $383,460 (£300k). What's more, buildings here certainly need to be built to last.
Situated close to the Gulf Stream, Cape Hatteras is among the most hurricane-prone places in America. According to records dating back to the 19th century, the exposed cape is frequently brushed by low-pressure systems and experiences a tropical storm or full-on hurricane every few years on average. Major storms that have battered Cape Hatteras this century include Hurricane Dorian in 2019, Hurricane Arthur in 2014, Hurricane Ophelia in 2005 and the catastrophic Hurricane Isabel in 2003.
Rammed with casinos, restaurants, bars and nightclubs, and famed for its boardwalk and beach, Atlantic City is anything but dull. America's Playground has a softer side, however, with plenty of quiet residential streets and tranquil parks. Easy on the bank account, the average home value in the coastal resort city is a modest $185,300 (£145k) according to Zillow. But it's not all fun and games.
Cape Coral on Florida's Gulf Coast was developed as a planned waterfront community and has become one of America's fastest-growing cities. The Sunshine State's answer to Venice, it is said to have more miles of canals than any other city on Earth and boasts stunning beaches, a great choice of stores and restaurants, good schools and a typical house price of $380,889 (£299k) according to Zillow's data, which is just lower than the Florida average. The good news stops there though.
Constructed on reclaimed swampland, Cape Coral has been described as 'the boomtown that shouldn't exist'. The city has more homes at substantial risk of flooding than any other place in the US according to a 2020 study and could even be wiped off the map if a powerful enough hurricane were to make a direct hit. Battling for survival against the sea, comprehensive flood insurance is mandatory for homes in the highest-risk areas.
Ranked one of the best places to live in Texas, Beaumont, which is about 85 miles from Houston, is a thriving city with no end of restaurants and entertainment venues, as well as a museum district, countless retail stores, botanical gardens and a whole lot more besides. Property is a steal here with the average house price on Zillow coming in at $141,926 (£111k). The downside?
Texas has declared a whopping 372 natural disasters since 1953 according to the Federal Emergency Management Agency (FEMA) and Beaumont is particularly susceptible to extreme rainfall events. These torrential downpours cause widespread flooding and are set to increase in occurrence and intensity with climate change. Tropical Storm Imelda dumped exceptionally heavy rain on the city in September 2019, and parts of Beaumont – known by locals as 'Bayou City' because it's underwater so often – experienced flash flooding in May 2020 after 10 inches fell in the space of 24 hours.
The Big Easy has much in its favour, from unique cultural traditions, cuisine and music to historic architecture and some of America's coolest neighbourhoods. Unlike many other major US cities, house prices in New Orleans are below the national average, with the typical home worth $266,537 (£209k) according to Zillow. However, its hazardous location may put off some people mulling a move to the Louisiana city.
With much of New Orleans lying below sea level on soil that is prone to subsidence, the city is extremely vulnerable to flooding caused by hurricane storm surges, torrential rain and rising sea levels. Hundreds of miles of floodwalls, levees and other sea defences were constructed after Hurricane Katrina devastated the city in 2005, but many experts believe a lot more needs to be done. Water isn't the only threat either. In March 2022, a tornado ripped through several New Orleans suburbs – the strongest to ever hit the city. There was one fatality, as well as extensive damage to local properties.
The out-of-the-way town of North Cove is situated on the picturesque north shore of Willapa Bay in southwest Washington. Being on the small side, the community doesn't have much in the way of amenities apart from a general store, but the boundless fishing, hiking, outdoor activities and priceless views more than make up for this. Zillow lists the typical price of a home here at $268,102 (£210k), but there's one major snag.
The fastest-eroding place on the West Coast, North Cove is literally sinking into the ocean. According to the Office for Coastal Management, 150 feet of shoreline is swept away from the town, aptly nicknamed Washaway Beach, every year, while scores of homes, a school, a lighthouse and other buildings have been claimed by the Pacific since the community's founding in the late 19th century. Plans are afoot to shore up North Cove's sea defences but it's unclear whether this will be sufficient to stave off the town's total destruction.
Staying with West Coast communities, Newport is an offbeat delight on Oregon's rugged shoreline thanks to its oddball museums, quirky shops, restaurants and craft breweries, particularly in the Nye Beach neighbourhood. The typical house price according to Zillow is above the nationwide average at $478,976 (£376k). However, for residents and visitors alike, knowing exactly where the nearest area of high ground is located is a must.
Like other communities along the Oregon and Washington coasts, a report from FEMA states low-lying Newport could be swamped by an enormous tsunami when the much-feared Cascadia quake, the 'Really Big One', hits. Research by the state of Oregon shows the probability of it striking within the next 50 years is 37%, with the city's risk around 100 times higher than the risk of a tornado landing anywhere in the US.
Blessed with spacious homes, expansive parks, excellent schools, a farmers' market and plenty of leisure amenities, this sleepy, family-friendly suburb of Oklahoma City is regarded as one of the best places to live in the Sooner State. Adding to the area's appeal, the typical house price in Moore is far below national figures, with Zillow putting the average property value at $210,296 (£165k), meaning you can get a big home for tiny bucks. There's just one catch...
Moore is 'the Tornado Alley of Tornado Alley', with more than a hundred twisters having ravaged the area over the decades. The deadliest touched down on 3 May 1999 and killed scores of people, one of a series of nearly 60 tornadoes across the state, the largest outbreak ever recorded in Oklahoma according to the National Weather Service. However, the most destructive twister was a large and extremely violent EF5 tornado that struck on 20 May 2013, killing 24 people and leveling entire neighbourhoods, including 1,150 homes, causing an estimated $2 billion (£1.6bn) worth of damage.
A big city with a small-town vibe, Tulsa has a strong sense of community. Along with a buzzing entertainment scene, numerous recreation options, decent shopping, schools and hospitals, this makes the Midwest city super-livable, as does the low cost of housing – the average home price according to Zillow is only $195,067 (£153k). It's not all sunshine and rainbows though.
As well as having to deal with twisters – the city is located in Tornado Alley after all – Tulsa is situated in the part of America that is most prone to derechos, a type of wind storm often accompanied by fast-moving showers or thunderstorms, with four ripping through the region every three years on average, according to the National Weather Service Storm Prediction Center. While nowhere near as devastating as a powerful hurricane or tornado, these violent storm systems can damage and even destroy robustly built homes.
San Francisco is admired the world over for its eclectic architecture, cable cars and iconic Golden Gate Bridge, as well as for its laid-back, cosmopolitan atmosphere. But living here isn't for the budget-conscious, with the typical home in one of America's most expensive cities coming in at just under $1.3 million (£1m), according to Zillow. As well as coping with hefty mortgages and eye-watering rents, San Franciscans have one other big threat to worry about.
Yes, you've guessed it, the city's earthquake risk. Over 80% of San Francisco was destroyed in the catastrophic 1906 earthquake, while the last major shaker to hit, the Loma Prieta earthquake of 1989, caused an estimated $6 billion (£4.7bn) in property damage. And it's not a case of if, but when, the so-called 'Big One' will strike again. In fact, experts at the United States Geological Survey (USGS) predict the wider Bay Area has a 72% chance of being struck by a 6.7-magnitude quake in the next 30 years. A minor quake struck the city as recently as March 2023, with residents reporting shaking buildings and tremours across the Bay Area.
Renowned for its captivating historic streets, flourishing cultural scene, restaurants, nightlife and shopping, Charleston has gorgeous beaches on its doorstep, too. Property here is somewhat pricey with Zillow putting the typical home value here at $510,627 (£400k). At any rate, Charleston's buildings have to be constructed to very high standards.
Believe it or not, the city lies in a seismically active area and like San Francisco is facing a 'Big One', with data from the USGS placing the chances of a major quake striking and causing severe damage within 100 years between 36% and 74%. Back in 1886, Charleston was hit by a 7.3-magnitude earthquake that claimed over 60 lives and damaged or destroyed many downtown buildings. Making matters worse, the quake struck only a year after the city was ravaged by a hurricane, another natural disaster it's vulnerable to. More recently, Hurricane Ian brought heavy rain and flooding across the Charleston Metro Area in October 2022, though the city escaped major damage.
Alaska's largest city, Anchorage has lots of well-regarded schools and hospitals, tax-free retail stores, splendid seafood restaurants, art galleries and museums, and best of all, the urban area is surrounded by pristine wilderness. Mirroring the rest of Alaska, the cost of living is relatively high and the typical house price is above the national average at $377,074 (£296k) according to Zillow. However, Anchorage is another place where buildings need to be resilient to withstand Mother Nature.
The city is located on the Pacific Ring of Fire, meaning Anchorage is susceptible to severe earthquakes. In July 2021, an 8.2-magnitude earthquake hit off the southern coast, triggering a tsunami warning. It was the largest quake the US had seen in 50 years. Before that, a 7.0-magnitude shaker struck on 30 November 2018, toppling many buildings. The city sustained catastrophic damage in the 9.2-magnitude megathrust earthquake of Good Friday 1964, which was the second most powerful quake in world history. It killed 130 people and caused massive tsunamis. Nothing has proved quite as devastating since, however, the city has been hit by a string of smaller earthquakes over the past two years.
As we've seen, Malibu is famous for its enviable oceanfront lifestyle, sublime sunsets, breathtaking beach homes and chic boutiques and restaurants. No wonder so many A-list stars reside in the exclusive locale. But it'll come as no surprise to hear that property doesn't come cheap here, with Zillow valuing the average house at an eye-watering $3.3 million (£2.6m). On top of that, hefty home insurance is a must in Malibu.
As well as being an earthquake, winter storm, mudslide and coastal erosion hotspot, Malibu has been called 'the wildfire capital of the US'. The city has endured dozens of infernos over the years, from the massive Dayton Fire in 1982 to the Old Topanga Fire of 1993 and 2018's Woolsey Fire, which devastated more than 1,500 structures in the celebrity zip code and the surrounding area, destroying the Malibu homes of Miley Cyrus, Gerard Butler and Neil Young.
Also known as Citrus Ridge, Four Corners lies 25 miles southwest of Orlando and boasts the most popular tourist attraction on the planet: Walt Disney World. With an average of 12 hours and nine minutes of sunshine a day, Four Corners truly personifies the Sunshine State. According to Redfin, a typical family home will set you back around $418,753 (£329k) – but before all you Disney fans snap up homes there, it's not quite the most magical place on earth...
Unfortunately for Mickey and co, Four Corners was found to have the highest number of lightning strikes across the US, at a staggering 474 per square kilometers in 2022 alone. There were more than 198 million total lightning events across the US last year. Known to start wildfires, cause power outages and cause serious damage to homes, as well as major bodily injury and death, this natural phenomenon can even kill unsuspecting people inside their homes.
The unofficial capital of the Texan Panhandle, Amarillo is bona fide cowboy territory and has more than its fair share of rodeos, country music bars and steakhouses, as well as plenty of scenic landscapes to enjoy at the Palo Duro Canyon. Homes here are economical, with a typical value of just $198,291 (£156k) according to Zillow. Here's hoping they have tough roofs.
Located bang in the middle of America's Hail Alley, Amarillo has been pummelled by numerous destructive hailstorms over the years. And we're not talking regular-sized hail. One infamous storm that hit in 2013 produced hailstones the size of baseballs. Another that struck the city in 2019 created monstrous hail glaciers that buried cars, while a hailstorm as recently as June 2020 damaged thousands of homes and cars. Most recently in May 2023, residents reported hail the size of golf balls falling during a thunderstorm. I think we'll pass!
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