How is insurance different on the Georgia coast?

Coastal Georgia combines wind, flood, and salt-air property exposure that does not exist inland. Standard homeowners policies exclude flood entirely (flood requires a separate NFIP or private flood policy). Wind coverage may be included, excluded, or handled with a percentage-based wind/hurricane deductible (often 2-5% of dwelling coverage). Several admitted carriers have pulled back from coastal Georgia after recent hurricane seasons. Placement now often requires specialty coastal carriers or surplus lines markets, which we coordinate.