My Chapter. In My Own Book

My resolution this year was… no more New Year's resolutions.To expect that I would fall asleep on December 31 and become a different person on January 1st is pure idiocracy.

# 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

Justin Ferguson has been prominently featured in national and international media for his groundbreaking approach to bridging multifamily real estate with Virginia’s wine industry. His recent press release was distributed across more than 500 outlets with an estimated reach of 44 million readers, including major platforms like AP News, KTIV, WGEM, and KVOA . These articles highlight Ferguson’s nearly decade-long track record as a trusted multifamily real estate advisor, alongside his expertise as a WSET Level 3 sommelier and Wine Director at The Underground Kitchen. Recognized for his innovative strategies, community advocacy, and ability to connect investors with unique opportunities, Ferguson’s dual reputation continues to expand—solidifying him as both a leader in Virginia’s real estate market and a respected voice in wine culture and education