with Madison Williams

Coastal living is a dream… until you're trying to figure out what your insurance actually covers. In Episode 003 of the ILMrealtor Podcast, I'm sitting down with Madison Williams from My Carolinas Insurance for a super practical, real-life breakdown of coastal home insurance in the Wilmington area — what to ask, what to watch for, and how to protect yourself before you ever need to file a claim.

Waterfront home and private boat dock in a Wrightsville Beach harbor, NC — The kind of coastal asset this episode is all about protecting — home, dock, and boat, all exposed to wind, flood, and storm risk.

Hey friend — I'm Tabetha (Tabi) Klein, aka theILMrealtor. I help people buy and sell homes in Wilmington, North Carolina (and all over New Hanover, Brunswick, and Pender). The goal of this podcast is simple: make homeownership easier to understand, and way less overwhelming.

Watch or listen: YouTube · Spotify · makingilmhome.com · @theILMrealtor

Why coastal insurance gets confusing fast

When you're buying near the coast, insurance isn't just a “later” thing — it can impact affordability, timelines, and sometimes even whether a home is the right fit. Madison and I talk through the pieces people hear about all the time (flood, wind, deductibles)… and what they actually mean in normal-person language.

Beachfront homes behind sea oats and sand dunes in Wrightsville Beach, NC — Beautiful, but exposed — dune-front homes like these are exactly why wind and flood coverage aren't optional on the coast.

What we cover in this episode

Homeowners vs. flood insurance: what's typically included and why flood is often separate

Wind + named storm deductibles: how they work and what to look for before you sign anything

Water damage vs. flood: sounds similar, very different in the insurance world

How quotes are built: what details matter most (roof age, location, coverage limits, etc.)

What to ask your agent: the questions that help you avoid surprises later

How to plan ahead: when to get quotes during a real estate transaction so you're not scrambling

The biggest “gotchas” Madison sees (and how to avoid them)

Flood coverage isn't assumed. Even if your lender doesn't require it, it's still worth understanding your risk and options.

Deductibles matter as much as the premium. A lower monthly payment can sometimes mean a higher out-of-pocket hit when you need coverage most.

Not all “water” is treated the same. A pipe leak, wind-driven rain, and storm surge can land in totally different categories.

Waiting too long to shop can cost you time. Insurance can take a minute — especially in coastal areas — so doing it early is a stress-saver.

Coastal Insurance Terms (No-Dumb-Questions Edition)

Premium: what you pay for the policy (monthly or annually).

Deductible: what you pay out of pocket before insurance kicks in.

Wind / Named Storm Deductible: a deductible that may apply specifically during certain storms and can be percentage-based.

Endorsement: an add-on that expands or adjusts coverage for a specific risk/item.

Salt marsh and tidal flats near Wrightsville Beach, NC — Flood zones aren't abstract on the coast — they're the marsh and tidal flats sitting right behind many homes.

*Note: This post is educational and not insurance advice. Always consult a licensed insurance professional about your specific property and situation.

My “before you go under contract” insurance checklist

Get quotes early: as soon as you're serious about a home (or immediately after going under contract).

Confirm wind/named storm deductibles: don't assume it's a flat amount.

Ask about flood: required or not — understand the choice.

Check replacement cost vs. actual cash value: it changes how claims can play out.

Make sure you're comparing apples to apples: coverage limits + deductibles + endorsements matter.

About our guest: Madison Williams (My Carolinas Insurance)

Madison Williams — Account Executive, My Carolinas Insurance. With 10 years in the industry, Madison takes an education-first approach and specializes in coastal properties, including wind and flood coverage. (Fun fact: she's a dog mom to a dachshund named Jett, who fully runs the household.)

Website: mycarolinasinsurance.com

Email: madison@mycins.com

Phone: (910) 202-3699

Want help planning your move (and your costs) the smart way?

If you're buying in Wilmington or relocating to coastal NC, I'm happy to help you game plan the real costs (including insurance timing). Call or text me at 910-983-8963, visit www.makingilmhome.com, or DM me on Instagram @theILMrealtor.

PS: If this episode helped you, send it to a friend moving to the coast — it might save them a very expensive surprise later.

Tabi | Making ILM Home — REALTOR® • Coldwell Banker Sea Coast Advantage • 910-983-8963 • www.makingilmhome.com • @theILMrealtor

This podcast is for general education and local insight, not insurance advice. Coverage details vary from one situation to the next — always talk with a licensed insurance professional about your specific property and goals. Coldwell Banker Sea Coast Advantage. Each office is independently owned and operated. Equal Housing Opportunity.