In 2025, wildfire risk and California’s evolving insurance market are reshaping how buyers evaluate Los Angeles homes. From Bel Air to Malibu to the Valley’s hillside communities, resilience and insurability are at the center of many high-end transactions.
What’s driving the concern
1. Insurance challenges
Several major insurers have limited or withdrawn new homeowner policies in California. Buyers want to know: Can I even insure this home? And at what cost?
2. Premiums on the rise
Even when coverage is available, premiums can be significantly higher for properties in high-risk zones. This affects affordability and long-term ownership costs.
3. Resilience as a selling point
Homes with fire-resistant materials, cleared defensible space, sprinkler systems, and modern roofing stand out. Buyers increasingly treat resilience features as must-haves, not nice-to-haves.
4. Location-specific concerns
Malibu’s coastal canyons, Bel Air’s hillsides, and Valley communities like Calabasas and Topanga are beautiful—but buyers now balance views with fire maps and evacuation routes.
What buyers should ask
- Does this home have a recent fire-hardening inspection?
- What’s the insurance availability and estimated premium?
- Has the seller made upgrades to roofing, siding, or landscaping for fire safety?
- Are there community or neighborhood fire-prevention programs?
How Gary & Traci guide clients
- Networked with insurers — Helping clients find viable coverage options.
- Educated on resilience — Advising on upgrades that add value and protect property.
- Experienced in hillside sales — Balancing lifestyle and safety considerations.
- Transparent on total costs — Factoring insurance into affordability and negotiations.
