If you're looking at buying a home or condo on South Padre Island, Port Isabel or Laguna Vista, plan for insurance early. Here on the coast, wind and flood are usually two separate policies, and the timing matters. Here are five things I walk every buyer through.

Watch the one-minute version on my YouTube channel.

1. Wind and hail coverage usually comes through TWIA

Cameron County is one of the 14 first-tier coastal counties served by the Texas Windstorm Insurance Association (TWIA). TWIA is a not-for-profit insurer created by the Texas Legislature to offer wind and hail coverage to property owners who can't get it in the regular insurance market. It doesn't sell directly to the public, so you'll work with a Texas-licensed agent who is registered with TWIA.

To be eligible, you generally need to have been turned down for wind and hail coverage by at least one private insurer that writes it in the area.

2. Ask the seller for the WPI-8 windstorm certificate

TWIA generally requires a certificate showing the structure was built to the windstorm building code. You'll see it called a WPI-8 (issued by the Texas Department of Insurance) or a WPI-8-C (issued by TWIA). Structures built before January 1, 1988 aren't required to have one, but additions, alterations, re-roofs and other repairs still need to meet the windstorm code to stay eligible.

My tip: Ask for the windstorm certificate, including any for a newer roof, as early as possible in the deal. If something is missing, you want to know during your option period, not the week of closing.
Laguna Madre bay shoreline on South Padre Island
The bay side of the island. Photo: Anthony Acosta, CC BY-SA 4.0, via Wikimedia Commons

3. Flood is its own policy

TWIA policies cover wind and hail only. They don't cover flood or storm surge. Standard homeowners policies typically don't cover flood either. Flood coverage comes from the National Flood Insurance Program (NFIP) or a private flood insurer.

4. Plan for the 30-day flood waiting period

Most NFIP flood policies take effect 30 days after purchase. There's an important exception for buyers: there's no waiting period when the flood policy is bought in connection with making, increasing, extending or renewing a mortgage loan. If you're paying cash, or adding flood coverage later, build the 30 days into your plans.

Also keep in mind that TWIA can temporarily stop taking new applications when a storm threatens the coast. Shopping for coverage before hurricane season (June 1 to November 30) is the easiest way to avoid a surprise.

5. Know the V-zone rule

If a property is in flood zone V, VE or V1-30 and was built, altered, remodeled or enlarged on or after September 1, 2009, you'll need to show proof of flood insurance (where NFIP coverage is available) to be eligible for TWIA. Your lender, insurance agent or a flood zone determination can tell you which zone a property is in.

Queen Isabella Causeway leading to South Padre Island
The Queen Isabella Causeway. Photo: G. Lamar, CC BY 2.0, via Wikimedia Commons

Get your quotes during the option period

Insurance can make a real difference in what a property costs you each year, especially for short-term rental investors and anyone comparing South Padre Island, Port Isabel and Laguna Vista. I always recommend getting wind and flood quotes during your option period so there are no surprises. If you're moving to South Padre Island or buying a second home here, I'm happy to help you plan. Contact me or call or text (903) 879-2770.

Quick answers

Does TWIA cover flood damage?

No. TWIA covers wind and hail only. Flood and storm surge need a separate flood policy through the NFIP or a private insurer.

What is a WPI-8?

It's the windstorm certificate showing a structure was built to the windstorm building code. TWIA generally requires one; structures built before January 1, 1988 are an exception, but later repairs and additions must still meet code.

How long does flood insurance take to start?

Most NFIP policies take effect 30 days after purchase. There's no wait when the policy is bought in connection with a mortgage loan.

Is Cameron County covered by TWIA?

Yes. Cameron County, which includes South Padre Island, Port Isabel and Laguna Vista, is one of the 14 first-tier coastal counties in TWIA's area.

Sources

Information current as of November 2026. For general information only; not legal, tax or insurance advice. Please talk with a licensed insurance agent about your property.

Lauren Hable, REALTOR® | Keller Williams Realty LRGV, 2200 Padre Blvd, South Padre Island, TX 78597. Each office is independently owned and operated. Equal Housing Opportunity.