Central Arizona’s Rim Country is known for its towering ponderosa pines, cool high-country climate, and vast stretches of public land. But those same forests and public lands that make Rim Country attractive also pose significant wildfire risks. As Realtors serving communities like Payson, Pine, Strawberry, and surrounding areas, we face unique challenges advising clients on homeowners insurance in this wildfire-prone region. This article provides an in-depth look at wildfire risk in Rim Country and its impact on insurance, from rising premiums and policy non-renewals to practical steps and resources that can help you and your clients navigate these issues confidently.

For Realtors in Rim Country, wildfire risk is no longer just an environmental concern.  It is an insurance, financing, and transaction issue that directly affects our clients.

Rim Country’s Wildfire Exposure and Public Lands

Rim Country has a high wildfire exposure due to its geography and land ownership mix. Much of the region is comprised of national forest and other public lands, leaving relatively little privately owned, developed land. For example, in Gila County (home to Payson and many Rim Country communities), over 95% of land is public or tribal (with the U.S. Forest Service alone managing 56% and tribal nations 38%), and less than 5% is privately owned. In practical terms, this means cities and towns are surrounded by dense forests, like the 2.9-million-acre Tonto National Forest that encircles much of the Rim Country.

The abundance of fuel (trees and brush) and the intermixing of homes with wildland areas put Rim Country squarely in the wildland-urban interface (WUI), the zone where development meets undeveloped vegetation. The WUI is inherently high-risk for wildfire impacting structures. Unlike the Phoenix metro (where desert landscapes limit large fires), our forested communities face nearly annual threats from wildfires. In recent decades, major fires near Rim Country from the Dude Fire in the 1990s to more recent blazes like the Bush Fire (2020) and Backbone Fire (2021) have come uncomfortably close to towns. This persistent wildfire hazard elevates the risk of property damage or loss, which in turn directly affects homeowners insurance availability and cost.

How Wildfire Risk Affects Insurance Premiums and Availability

Wildfire risk has become a significant factor in Arizona’s homeowners insurance market. Insurers assess local fire history, vegetation, emergency response, and mitigation efforts when deciding whether to insure a home and at what premium. Unfortunately, the trend has been toward higher premiums and tightened coverage in areas with elevated wildfire exposure. In fact, state regulators have noted that the severity and frequency of natural disasters (wildfires, floods, etc.) is increasing, contributing to rising homeowners insurance rates in Arizona. Wildfire is now considered “the largest peril for Arizona and the Southwest” by the U.S. Treasury’s insurance analysis, meaning it’s a leading driver of risk costs.

“Wildfire is now considered the largest peril for Arizona and the Southwest.”

One consequence has been a spike in policy non-renewals and difficulty obtaining new policies in some high-risk areas. Overall, Arizona’s rate of homeowner policy non-renewals remains relatively low compared to states like California or Florida based on the most recently available data. About 0.8% of Arizona homeowners policies were non-renewed in 2023, versus 1.7% in California and 3.0% in Florida. However, those statewide averages mask what’s happening in our forested counties. In some northern Arizona counties, non-renewals jumped sharply following bad fire seasons.  Navajo County saw non-renewals hit 4.8% of policies in 2022 (after major wildfires), far above normal levels. Gila County also experienced a notable spike in 2022, with about 2.5% of homeowners policies non-renewed that year (versus under 1% in most prior years). Insurers pulling out of certain markets or choosing not to renew policies is a clear sign of concern about wildfire losses.

Data Snapshot: Policy Non-Renewals
While Arizona’s statewide non-renewal rate remains under 1%, forested counties experienced significantly higher spikes following major wildfire seasons. According to local Rim Country insurance expert Randy Matthews the recent numbers of non-renewals are much higher.

Figure: Example of rising insurance non-renewal rates in a forested county (Gila County) versus the Arizona statewide average. Gila County saw a significant spike in policy non-renewals in 2022, likely reflecting insurer concerns after severe fire seasons.

Beyond non-renewals, many homeowners in wildfire zones are seeing premium increases in recent years as insurers adjust to higher risk and inflation in construction costs. The cost to insure a cabin in Pine or Strawberry today might be substantially higher than just a few years ago, even without any claims on the property. This is partly a reflection of overall market conditions (rising construction costs, inflation, etc.), but wildfire risk is a major piece of the puzzle. If an insurance company’s models show a high probability of wildfire in a given ZIP code, they may file for a rate increase for that area or impose underwriting restrictions. Many carriers have stopped writing new policies in certain high-risk mountain areas altogether, pushing buyers to seek alternatives.

Arizona Homeowners Insurance Premium Growth (2021–2024)

This figure shows an estimated 48% increase in homeowners insurance premiums statewide in Arizona between 2021 and 2024, using an indexed comparison (2021 = 100).

“Statewide insurance data often understates the challenges faced by forested, wildfire-prone communities like Rim Country.”

There is currently no publicly available insurance data that isolates premium trends specifically for Rim Country or other high-elevation forested communities. Statewide data therefore represents the most reliable benchmark for illustrating overall market movement.  Industry and regulatory reporting consistently indicate that insurance availability challenges and premium increases are more acute in wildfire-prone, forested areas, such as Rim Country, than in lower-risk metropolitan regions. As a result, many buyers and homeowners in Rim Country experience higher costs and fewer coverage options than statewide averages alone would suggest.

From a claims perspective, wildfire losses can be catastrophic for insurers.  A single large fire can destroy hundreds of homes. While Arizona hasn’t seen a Paradise, CA-style fire wiping out an entire town, the possibility exists. Even smaller fires that burn a dozen homes (which we have seen in Oak Creek Canyon and other spots) generate large insurance payouts. These losses then feed into future premium calculations statewide. It’s a balancing act.  Insurers need to collect enough in premiums to cover potential wildfire claims, but from the homeowner’s standpoint this feels like “punishment” for living near the forest.

It’s important to explain to clients that homeowners insurance is required by lenders (for financed purchases) and is crucial for protecting their investment. If insurance becomes unavailable or unaffordable in a community, it can impact mortgages and real estate transactions. Lenders will not fund a home without proof of insurance at closing. In a worst-case scenario, buyers may be unable to purchase a property with a mortgage if they cannot obtain insurance coverage. Similarly, an existing homeowner who is dropped by their insurer might be forced to obtain coverage from a surplus or last-resort carrier at much higher cost. As Realtors we need to stay ahead of these issues by anticipating insurance obstacles during the transaction (more on that below).

Arizona’s Resiliency & Mitigation Council: Key Findings and Guidance

In recognition of these challenges, the Arizona Department of Insurance and Financial Institutions (DIFI) convened a Resiliency and Mitigation Council in late 2024 to investigate homeowners insurance availability and affordability in wildfire-prone areas. The Council spent 10 months gathering data and hearing from experts. In December 2025, they released a detailed report examining the problem and possible solutions.

One overarching conclusion was that “there is no single all-encompassing solution to increased wildfire risk and the consequential lack of available and affordable property insurance.” In other words, we need a multi-faceted approach involving homeowners, communities, insurers, and the state working together.  No one policy change or program will fix this overnight. Some key issues identified in the Council’s report include:

• Rising premiums statewide, driven by higher catastrophe losses and rebuilding costs.
• Policy non-renewals concentrated in wildfire-prone areas, creating pockets of limited insurance availability.
• Inadequate coverage for some homeowners (e.g. high deductibles or exclusions) as insurers manage their exposure.
• Affordability of mortgages being impacted – if insurance is too costly or unavailable, homes become harder to finance.
• Post-wildfire secondary risks like flooding and mudslides, which increase after burn scars and can require additional insurance (flood insurance) even outside traditional flood zones.

Notably, the Council did not endorse any single legislative solution (such as creating a state FAIR Plan – more on FAIR Plans later). Instead, it developed a toolkit of strategies and emphasized wildfire mitigation as the path to improving insurability. The idea is that if we can systematically reduce the wildfire risk to homes, insurers will be more willing to write policies and prices will moderate. This approach puts some responsibility on homeowners and local communities to act, rather than expecting insurers to simply lower rates or the state to subsidize coverage.

Some guidance from the Council’s report that is especially relevant to Realtors and our clients:

• Local Mitigation Efforts Matter: The Council found that the ability of local governments and fire districts to sustain wildfire mitigation (like forest thinning, controlled burns, etc.) heavily depends on consistent funding and community engagement. Communities that invest in mitigation could become safer bets for insurers over time. Rim Country towns should continue pursuing grants and partnerships to reduce fuels in and around neighborhoods.
• Homeowners Can Take Action: The report outlines concrete steps homeowners can take to harden their homes and create defensible space. These range from low-cost maintenance (clearing pine needles, trimming trees, removing brush and “ladder fuels” that can carry fire to a structure) to larger retrofits (installing ember-resistant vent screens, using Class A fire-rated roofing, replacing wooden fencing or decks with non-combustible alternatives). While no single mitigation measure guarantees a home will survive a wildfire, combined mitigation efforts have been shown to significantly reduce the risk of ignition. From an insurance perspective, it’s noted that it’s not guaranteed, but insurance companies may recognize these efforts and be willing to underwrite policies for more wildfire-resilient homes or even offer discounts. We should encourage our clients to document any mitigation they do and share it with their insurance agent – it might help with securing coverage or a better rate.
• Community-Level Engagement: Interesting research shared with the Council showed that neighbors working together (through programs like Firewise USA or local coalitions) can greatly increase mitigation success. Peer influence and neighborhood-level projects (e.g. annual brush clearance days) lead to more households taking action. This community approach is something REALTORS® can promote by connecting new homeowners with local fire safety groups or HOAs that have wildfire committees.

In summary, the state’s latest findings reinforce that wildfire risk and insurance are now intertwined in Arizona. Rim Country isn’t alone.  Other areas like Prescott, Flagstaff, and Sedona face similar issues, but our high percentage of forested land puts us front and center. The solution requires vigilance and proactive efforts: mitigating risk where we can, and staying informed about insurance market changes.

(For those interested, the full Resiliency & Mitigation Council 2025 Report is available via DIFI. It’s a valuable read to understand the statewide perspective and may be a great resource to share with concerned clients.)

“Insurance availability is increasingly becoming a gating issue for real estate transactions, not merely a closing formality.”

Inspection Period Checklist: Verifying Insurance for Homebuyers

One of the most important roles for a buyer’s agent in Rim Country today is helping clients confirm they can obtain satisfactory homeowners insurance during the transaction’s inspection/due diligence period. In Arizona’s standard Residential Resale Real Estate Purchase Contract, there is a specific clause addressing this. It states: “If homeowner’s insurance is a material matter to Buyer, Buyer shall apply for and obtain written confirmation of the availability and cost of homeowners insurance for the Premises from Buyer’s insurance company during the Inspection Period.”. In plain terms: buyers should treat insurance like an “inspection item” – you don’t want to discover after waiving contingencies that no one will insure the cabin you’re under contract to buy!

Arizona Realtors forms make insurance part of due diligence for good reason. A property might have unusual risk factors (dense vegetation, a history of fire claims, outdated electrical/wiring, a very remote location, etc.) that could lead insurers to decline coverage or charge exorbitant rates. The inspection period (typically 10 days by default) is the time to uncover any such surprises while the buyer still has the right to cancel or negotiate.

As a quick-reference, here’s a checklist for agents and buyers during the inspection period regarding insurance:

Inspection Period Insurance Checklist

Rim Country Transactions | REALTOR® Quick Reference

☑️ Apply Early
Contact an insurance agent during the inspection period to request quotes for the specific property, noting forested location.

☑️ Get Written Confirmation
Obtain a binder or written confirmation showing availability and estimated annual premium before the inspection period ends.

☑️ Review Claims History
Examine the seller’s 5-year insurance loss history for prior fire, smoke, or water claims that may affect insurability.

☑️ Verify Fire Protection
Confirm the serving fire district, distance to the nearest station, and availability of hydrants or water sources.

☑️ Assess Fire Risk Features
Identify wood shake roofs, attached wood decks, heavy vegetation, or other features insurers may flag or require mitigation for.

☑️ Check Hazard Zones
Determine whether the property is in a designated wildfire hazard area or post-fire flood risk zone.

☑️ Communicate Issues Promptly
If insurance is unavailable or unaffordable, notify the seller in writing before the inspection period expires.

Following this checklist can save everyone headaches. The main goal is to avoid closing on a sale only to have the buyer’s insurance policy canceled or premiums skyrocket because due diligence wasn’t done. In Rim Country, insurance should be top-of-mind alongside inspections, not an afterthought.

Manufactured Homes in the Forest: Special Insurance Challenges

“Manufactured homes in forested areas often face fewer insurance options, higher premiums, and stricter underwriting requirements.”

Manufactured and mobile homes are quite common in parts of Rim Country.  They provide affordable and cozy retreats among the pines. However, insuring a manufactured home in a forested area can pose additional challenges beyond the wildfire risk itself. As agents, we need to set proper expectations for buyers (and sellers) of manufactured homes regarding insurance.

Fewer Insurance Providers: Fewer insurers are willing to write policies for manufactured homes compared to site-built homes, especially older units. Many big-name insurance companies either don’t cover manufactured homes at all or impose strict criteria (e.g. the home must be 10 years old or newer, tied to a permanent foundation, etc.). Those that do insure manufactured homes often specialize in this market. The Arizona DIFI actually maintains a list of insurance companies that may offer homeowners policies for manufactured homes, a sign that consumers sometimes struggle to find willing carriers. When you add a wildfire-prone location into the mix, the pool can shrink further. An insurer might insure a manufactured home in metro Phoenix, but not the same home situated in a heavily wooded community.

Construction and Fire Resilience: Manufactured homes (especially older ones) can be more vulnerable in a wildfire. They often have lighter construction, and older models may lack the fire-resistant features of modern site-built homes. For example, an older manufactured home might have vinyl skirting and lower-rated roofing, which could ignite more easily from embers. Insurers take this into account. Some will require certain upgrades or mitigation for a manufactured home in a high-risk area such as enclosing the underside (to prevent fire from getting underneath), clearing all vegetation around it, or having a certain type of roof. Buyers should be prepared for potentially higher premiums due to the perceived increased risk.

Specialty Policy Forms: Insurance for manufactured homes is typically written on a different policy form than a standard homeowners (HO-3) policy. It might be a mobile home policy that includes some structural coverage differences. It’s important for clients to work with an insurance agent familiar with manufactured homes so they get appropriate coverage (including for things like moving the home, if it’s not permanently affixed). In forested areas, the agent may recommend additional endorsements, such as a wildfire debris removal addition or higher replacement cost coverage if access is difficult. These can affect cost and availability.

Higher Costs and Strict Conditions: Overall, expect insurance quotes for a manufactured home up here to come in higher than for a similar-value site-built home. One industry guide notes that Arizona’s climate extremes (from triple-digit heat to high-elevation snow) already make manufactured homes “challenging to insure” compared to traditional homes. When you factor in wildfire exposure, insurers view it as a double risk. We have seen cases where the only option for a manufactured cabin in the woods was a surplus-lines insurer (with premiums perhaps 50-100% more than a standard policy would be). Wind/hail deductibles might be higher too.

What You Can Do: If you’re listing a manufactured home, it’s wise to proactively pull an insurance quote or two that you can show prospective buyers, so they aren’t caught off guard. Highlight any improvements that reduce risk (e.g. “new metal roof in 2022” or “skirting replaced with non-flammable material”) in the listing remarks if applicable – these are positives for insurers. For buyers, make contacting a specialized mobile home insurance broker one of the first to-dos. The Arizona DIFI “HO List for Manufactured Homes” can be a starting point to find carriers. Managing expectations is key; let buyers know that it may take a bit more legwork to secure a policy, but it’s doable. And remind them that even if not lender-required (say they pay cash), going without insurance is not an option – one fire could wipe out their investment.

Manufactured Home Insurance | Realtor Watch Points

• Confirm age, foundation type, and roof material early
• Expect fewer carriers and higher premiums in forested areas
• Involve a specialty insurance broker during the inspection period

Is There a FAIR Plan in Arizona? Last-Resort Insurance Options

With all the challenges in high-fire areas, clients might ask: “Does Arizona have a state FAIR Plan or some kind of last-resort insurance for homeowners who can’t get coverage?” In many states, FAIR Plans (Fair Access to Insurance Requirements) serve as an insurer of last resort for properties in high-risk areas (earthquake zones, inner-city neighborhoods, hurricane coasts, etc.). Arizona, however, does NOT have a state FAIR Plan for home insurance. Unlike California or Texas which operate special fire insurance pools, Arizona homeowners must find coverage in the private market.

Why no FAIR Plan here? Historically, Arizona’s insurance market has been stable and competitive enough that a government-backed plan wasn’t deemed necessary. According to one insurance resource, “FAIR plans are not offered in Arizona likely due to consumer-friendly regulations and a thriving private market.” Indeed, until recently most Arizona homeowners could obtain insurance at reasonable rates. But as wildfire risk increases, the lack of a FAIR Plan means homeowners have to get creative if standard insurers say no.

So, what are the alternatives when a client is having trouble securing insurance?

• Excess and Surplus (E&S) Lines: These are non-admitted insurance carriers that aren’t regulated in the same way as standard insurers. They specialize in higher-risk policies. Lloyd’s of London is a famous example, but there are others. If all admitted insurers decline a home, an E&S policy can often be obtained via a surplus lines broker. The downside: these policies usually cost more and may offer stripped-down coverage (for instance, actual cash value settlement instead of replacement cost, or named peril coverage). They also can be subject to premium surcharges because they’re last resort. But they will satisfy a lender’s insurance requirement. We’ve seen cabins in remote areas covered this way when no one else would bite.
• Exclude Wildfire Coverage: Local insurance broker Randy Mathews related that this may be an option for certain situations.  Insurance companies can write a homeowners policy to include fire but exclude wildfire.  According to Mathews, mortgage companies have been approving the loans with this type of policy.
• Specialty Niche Carriers: A few insurance companies do actively court high-risk homes, including in WUI areas. They often charge higher premiums but will write the policy. Some even offer wildfire loss prevention services (for example, carriers that send private fire mitigation crews when a wildfire nears, if you have an endorsement). While not “insurer of last resort” by mandate, they fill that space in practice. Working with an independent insurance agent is key – they can shop dozens of carriers and know which ones might consider a particular property. As DIFI and others recommend, don’t give up after the first “no.” Many clients eventually find coverage with a smaller or lesser-known insurer. It might be a company that you or the client hadn’t heard of, but as long as it’s financially stable, it’s a solution.
• Arizona Rural Homeowners Insurance Pilot? – There have been discussions at the state level about whether Arizona should create some kind of backstop for wildfire insurance. As of now, no such program exists, but stakeholders are exploring options. The 2025 Council report looked at other states’ measures (like state insurance pools, mitigation grants, stricter building codes, etc.). The consensus was that prevention is better than cure – i.e. focus on mitigation rather than establishing a FAIR Plan that subsidizes high-risk coverage. Time will tell if Arizona changes course, but for now, private-market solutions are the only game in town.
• For Buyers: Contingency Planning: If you represent a buyer who simply cannot find insurance by the close of escrow, one option (though not ideal) is to ask for an escrow extension while seeking alternatives. Another is to see if the seller’s current policy is assumable or can be extended temporarily.  Occasionally, an insurer might allow the existing policy to cover the new owner for a short term until they secure their own coverage (this is uncommon and requires the insurer’s agreement). The main point is to never close without insurance in place. If absolutely stuck, it’s safer to delay closing (or even cancel) than to close uninsured. Emphasize this to clients.  It’s about protecting them and their lender.

In summary, Arizona has no FAIR Plan, so we must rely on diligent shopping and sometimes pay higher premiums to insure high-risk properties. The good news is that regulators are aware of the issue. DIFI has published resources (company lists, FAQs) and encourages homeowners having trouble to reach out to their Consumer Services division for help. If a client truly cannot find coverage, they can contact DIFI.  While DIFI won’t issue a policy, they may guide them to potential options or investigate if insurers are improperly refusing to cover something.

Bottom line: In Arizona, there is no safety-net insurer of last resort—early verification and mitigation are the only reliable tools available to buyers and sellers.

Mitigation Strategies and Insurance Benefits

One of our best tools to maintain insurability in Rim Country is wildfire mitigation. In simple terms, doing things that reduce the chance a home will burn in a wildfire. Not only does mitigation protect the property and its inhabitants, but it can also make a home more attractive to insurers (and sometimes even lower the premium). As the saying goes, “the best insurance is prevention.” Here’s a look at some key mitigation strategies and how they can pay off in terms of insurance:

Wildfire Mitigation Strategies and Insurance Impact

Why emphasize mitigation? Because insurance companies are increasingly looking at a home’s wildfire resilience when deciding to issue or renew a policy. In some states, carriers are even using wildfire risk scores that factor in these mitigation measures. While Arizona insurers are just starting to incorporate that level of detail, we can expect more of it. The 2025 Council report specifically noted that combined mitigation efforts (home hardening + defensible space + community action) “have been shown to reduce the risk of ignition from embers, flames and radiant heat.” If we reduce the risk, we protect our clients and make insuring homes in Rim Country more viable. It’s a win-win.

When marketing a listing or advising a buyer, highlight any mitigation features: does the home have a metal roof? A cleared lot? Dual-pane windows? These are selling points both for safety and insurance. You might even consider keeping a checklist of mitigation features to attach to listings.  It could reassure skittish buyers (and their insurers). And if a home doesn’t yet have these improvements, be knowledgeable about local programs or grants that could help (see next section).

Homes with documented mitigation measures are increasingly easier to insure, easier to finance, and more attractive to risk-conscious buyers.

Resources and Support: Insurance and Wildfire Mitigation

Navigating wildfire risk and insurance issues can feel overwhelming, but fortunately there are resources at the state and local level to help homeowners and REALTORS® alike. Here’s a list of some key resources, programs, and contacts:

• Arizona Department of Insurance and Financial Institutions (DIFI) – Homeowners Insurance Resources: DIFI’s website has a dedicated homeowners insurance page with FAQs, consumer guides, and even lists of companies for special situations (like forest areas and manufactured homes). They also have a Consumer Services Division hotline – if a homeowner cannot find insurance or has an issue with an insurer, DIFI can provide guidance or assist with complaints. This is a good place to send clients for up-to-date information on insurance rights and options in Arizona.
• Arizona Department of Forestry and Fire Management (DFFM) – Wildfire Mitigation Programs: DFFM (our state forestry agency) supports Firewise USA and other community wildfire preparedness programs. Many Rim Country communities (Pine-Strawberry, Payson, etc.) have Firewise status or active wildfire committees. DFFM often has grants for fuel reduction.  For example, hazardous fuel removal grants that might help fund trimming around homes, sometimes with cost-sharing. They also publish the Arizona Communities at Risk list and wildfire risk maps, which can be useful when educating buyers about local risk.
• State and Federal Mitigation Grants: Homeowners may access grant or cost-share programs to harden their homes. One major source is FEMA’s Hazard Mitigation Grant Program (HMGP), which provides funding to states after major disasters to support risk reduction projects. In Arizona, HMGP funds have been used for projects like creating defensible space and wildfire education. Additionally, the U.S. Forest Service and Bureau of Land Management sometimes partner with communities on fuel breaks around subdivisions. Encourage clients to check with the local fire district or county emergency management – there might be grants to help offset the cost of thinning trees or upgrading materials. For instance, the City of Sedona has leveraged grants to offer homeowners assistance up to $3,000 per acre for vegetation removal in high-risk zones (a program that emerged after big fires in that area).
• Local Fire Districts and Fire Departments: Most fire departments in Rim Country offer free or low-cost home wildfire risk assessments. For example, the Pine-Strawberry Fire District and Payson Fire Department will visit a property and give recommendations for defensible space. They often have brochures and can point residents to brush disposal sites or volunteer programs. Building a relationship with local fire officials can be great for us as Realtors.  Consider inviting them to speak at an office meeting or sharing their contacts with new homeowners. They’re our partners in creating a safer community.
• Town of Payson and Rim Country Municipal Initiatives: The Town of Payson, in particular, has been proactive in sharing insurance and wildfire risk information. In December 2025 they put out a public “Official Statement” summarizing the Resiliency Council findings and steps for homeowners. They stressed “by working together – homeowners, local agencies, and state partners – we can support the long-term insurability of our community.” This kind of local leadership means there may be workshops, mailers, or resources we can plug into. Stay tuned to town news or the CAAR (Central Arizona Association of Realtors) for such initiatives.
• Arizona Association of Realtors (AAR) Forms and Advisories: Lastly, remember that our standard forms (the purchase contract and the Buyer Advisory) already embed key advice. The Buyer Advisory has a section on “Forested Areas” that directs buyers to information on wildfire risk and prevention. It includes links to sites like WildfireRisk.org and Firewise. Make sure clients receive and read the Buyer Advisory – it’s an excellent primer and shows that this issue is on the real estate industry’s radar. AAR also puts out occasional bulletins – keep an eye out for any new guidance from AAR regarding insurance contingency recommendations given the evolving market.

By tapping into these resources, we can educate and empower our clients. For example, if a buyer is nervous about being able to insure a home, we can share the DIFI list of insurers or suggest they call DIFI’s consumer line for input. If a client’s policy is non-renewed, we can point them to a list of other companies or an independent agent who can help. If a seller’s home lacks mitigation, we might direct them to the fire district for an assessment and then a grant program to help them do the work, potentially making their home more salable and insurable.

“In Rim Country, insurance should be treated with the same urgency as physical inspections, not as a last-minute closing item.”

Conclusion: Turning Risk into Readiness

Wildfire risk in Rim Country is a reality we cannot ignore, but with knowledge and preparation, we can manage it. As Realtors living and working here, we play a critical role in guiding homeowners through these challenges. It comes down to staying informed (about insurance trends, state reports, etc.), proactively addressing insurance in every transaction, and being a resource for mitigation and preparedness.

The tone we set matters. Rather than approaching wildfire risk with fear, we can approach it with solutions. We can say to clients, “Yes, insurance is a bit more complicated up here, but here’s how we tackle it,” and then walk them through the steps, many of which we have outlined in this article. By doing so, we add value to our service and inspire confidence. Clients will know that with a CAAR Realtor by their side, even tricky issues like insurance can be successfully navigated.

Finally, remember that our community’s resilience improves one home at a time. Every time a homeowner clears their lot or retrofits their cabin, it not only helps that property but also contributes to the safety of the neighborhood and the viability of our insurance market. The work we do in educating buyers and sellers about these issues has a ripple effect. Together homeowners, realtors, insurers, and local officials can keep Rim Country a beautiful, livable, and insurable place for generations to come, despite the wildfire challenges.

Let’s continue to stay engaged on this topic, share insights with each other, and advocate for measures that reduce wildfire risk. By doing so, we protect our clients and our communities, which is at the heart of our mission as real estate professionals in Central Arizona’s Rim Country.  As Realtors and community leaders in Rim Country, we have an opportunity, and a responsibility, to help shape a more resilient, insurable future for the communities we serve.

Wildfire & Insurance in Rim Country

Realtor Quick Reference

(Central Arizona Association of Realtors)

The 3 Biggest Insurance Risks in Rim Country

1. Wildfire Exposure Near Public Lands
   High forest density and proximity to national forest land increase loss risk and insurer scrutiny.
2. Insurance Availability Constraints
   Fewer carriers write policies in wildfire-prone areas, leading to higher premiums and non-renewals.
3. Transactional Risk if Insurance Is Not Verified Early
   Failure to confirm insurance during the inspection period can delay or derail closings.

3 Inspection-Period Best Practices for Realtors

1. Treat Insurance Like an Inspection Item
   Encourage buyers to apply for insurance and obtain written confirmation during the inspection period.
2. Review Claims History Carefully
   Prior fire or casualty claims can affect underwriting and future premiums.
3. Flag Insurance Issues Early and in Writing
   If coverage is unavailable or unaffordable, notify the seller before inspection deadlines expire.

3 High-Impact Mitigation Strategies Insurers Care About

1. Defensible Space (30–100 feet)
   Cleared vegetation and reduced ladder fuels lower wildfire exposure and non-renewal risk.
2. Fire-Resistant Construction Features
   Class A roofing, ember-resistant vents, and enclosed eaves improve insurability.
3. Ongoing Property Maintenance
   Clean roofs, gutters, and yards reduce ember ignition and inspection issues.

3 Trusted Resources for Realtors and Clients

Arizona Department of Insurance & Financial Institutions (DIFI)
Homeowners insurance resources, carrier lists, and consumer assistance.

Local Fire Districts & Fire Departments
Property risk assessments, defensible space guidance, and community programs.

Firewise USA/ Arizona Forestry Programs
Education, community recognition, and wildfire mitigation best practices.

Key Takeaway for Realtors

In Rim Country, insurance should be verified early, mitigation should be encouraged, and wildfire risk should be part of every buyer and seller conversation.

Sources:

• Arizona Department of Insurance & Financial Institutions – Resiliency & Mitigation Council Report (2025); Homeowners Insurance FAQs/Resources; Press Release on Council Findings.
• Arizona Cooperative Extension – Wildfire & Homeowners’ Insurance Non-Renewals in Arizona (Duval, Oct 2025).
• Arizona Association of REALTORS® – Residential Resale Purchase Contract, Feb 2017 (Inspection Period/Homeowner’s Insurance clause); Buyer Advisory, Apr 2025 (Forested Areas and Insurance guidance).
• Arizona Capitol Times – “Wildfire mitigation and homeowners insurance solution must be multifaceted” (Dec 27, 2025).
• Town of Payson News – “New Statewide Report on Homeowners Insurance & Wildfire Risk” (Dec 16, 2025).
• Team Woodall Real Estate Blog – “What is the inspection period?” (accessed 2026).
• Insurance Brokers of AZ – “High-Risk Home Insurance in Arizona” (2025).
• com – “Arizona FAIR Plan Not Available – Alternatives” (n.d.).
• Various local and state resources on Firewise and grants.