Do you actually care about your tenants…or your wallet?

🎙️ **Excited to have joined Sabrina Romanov's podcast to talk about the future of AI in commercial real estate!** We explored how AI is transforming the industry—from streamlining property analysis to optimizing client experiences and decision-making. I shared insights on how these tools can create efficiencies and open doors for more inclusive opportunities in the field. We also touched on my background: starting in the mortgage industry, working with underserved communities, and growing into a top broker in Southern Virginia specializing in the Hampton Roads and Richmond markets. Plus, a little about my passion for fine wine and how it intersects with my real estate career. A big thank you to Sabrina for hosting such a thought-provoking conversation and allowing me to share my journey and vision for where the industry is heading! #PodcastGuest #AIinCRE #CommercialRealEstate #HamptonRoads #RichmondRealEstate #Innovation

# How Much Should I Budget for Insurance on an Apartment Building in Norfolk, Virginia? For a stabilized Hampton Roads multifamily property, insurance typically runs $0.21 to $0.33 per square foot annually depending on your building's class — and coastal exposure pushes some submarkets well above that. On a 200-unit, 850-square-foot-average property, that's the difference between roughly $36,000 and $57,000 a year, before you even factor in submarket-specific variation. ## Why coastal location changes the math here Norfolk's 4 & 5 Star properties average $0.33 per square foot in annual insurance, compared to $0.31 for 3-Star and $0.21 for 1 & 2-Star assets — a tighter class-based spread than you'd see inland, largely because coastal and storm exposure affects nearly every submarket in the region, not just the newest buildings. ## Where the real spread shows up: location Even within Hampton Roads, submarket drives meaningful variation. Among 4 & 5 Star properties, Hampton runs $0.42 per square foot and James City County and Williamsburg both run $0.40, while Newport News sits at the low end around $0.23 — nearly half. Among 3-Star properties, Hampton and Poquoson both run $0.38, while Newport News again comes in lowest around $0.24. If you're budgeting off a regional average instead of your specific submarket, you could be underestimating your actual premium by 60% or more. ## What this means for your NOI Insurance is one line item inside total operating expenses, and Hampton Roads' 4 & 5 Star total operating costs (management, payroll, utilities, maintenance, taxes, and insurance combined) run around $8.17 per square foot annually — with Northside submarket Williamsburg and James City County topping $9.00 and Hampton running as low as $7.08. On a 100,000-square-foot property, that's still a swing of well over $100,000 a year in total operating costs flowing straight through to your NOI. ## What to actually do with this Before assuming a regional-average insurance number in your underwriting or your listing pro forma, pull your actual policy renewal and compare it against the submarket-specific figures above. With Hampton Roads' coastal exposure, buyers underwriting your deal will scrutinize your insurance line closely — if it's out of step with your specific submarket, expect it to come up in diligence, either as a red flag or as an opportunity for a buyer to negotiate. ## The takeaway Insurance costs in Hampton Roads aren't a single regional number — they're a function of your building's class, your proximity to the water, and your specific submarket, and that spread is wide enough to meaningfully move your valuation at sale. ## What to bring me If you want a clear read on whether your insurance line item is in line with comparable properties in your submarket, send me your current policy declarations page and your operating statement. I'll tell you where you actually stand. #HamptonRoadsMultifamily #VirginiaCommercialRealEstate #ApartmentInvesting

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