What major hail events can mean for your home’s value and the strategic questions you need to ask before your next transaction.
Look, I’m about to share something that most agents in North Texas either don’t know or won’t tell you: We just led the nation in major hail events for the 10th consecutive year.
878 major hail events in 2024 alone. That’s a 12% jump since 2015.(Storm Season TX)
While everyone else treats this like weather small talk, I see it for what it really is, a massive market force that’s reshaping property values, insurance costs, and transaction timelines across Ellis County and DFW.
Here’s the intelligence you need to stay ahead of it.
The DFW Reality: We’re in the Bullseye
The Insurance Institute for Business & Home Safety isn’t just tracking storms—they’re tracking your financial exposure. And the data is crystal clear:
Tarrant County: 126 severe hail days since 2000.
Potter County (Amarillo): 131 days.
Lubbock County: 122 days.(Hail Records DFW)
These aren’t just statistics for weather nerds. This is your insurance premium. Your roof replacement timeline. Your negotiating leverage in every transaction.
Ellis County sits right in the middle of this hail corridor. And if you think that’s somebody else’s problem, you’re missing how this impacts every property decision you’ll make in the next decade.
The Question That Separates Smart Buyers from Expensive Lessons
“Should I buy a house that’s had hail damage?”
Wrong question.
Here’s what you should really be asking: “What am I NOT being told about this property’s storm history?”
The Disclosure Game And How to Win It
Texas law requires sellers to disclose known material defects through the TREC Seller’s Disclosure Notice. Storm damage. Roof issues. Insurance claims. It’s all supposed to be there.
But here’s what most agents won’t tell you: “Known” is doing a LOT of heavy lifting in that sentence.
Some sellers genuinely don’t know their roof took damage three years ago. Others have very selective memory when it comes to that May 2024 hailstorm.
Your move? Don’t just read the disclosure, interrogate it.
- “Show me your property’s CLUE report with complete insurance claim history.”(CLUE Report)
- “Who inspected your roof after the major storms in 2024?”
- “Do you have warranties on the repairs, and are they transferable?”
- “Can I see the contractor’s license and permit documentation?”
See the difference? Most buyers ask surface level questions and get surface level answers. Strategic buyers ask questions that reveal the truth.
The Value Hit Nobody Wants to Discuss
Here’s a number that should get your attention: Homes with pristine, well-maintained exteriors sell for up to 10% more than comparable homes with visible damage.
But it gets more interesting: Even fully repaired damage affects buyer perception and negotiation dynamics.
Why? Because the market is getting smarter. Information spreads faster. And buyers are reading articles exactly like this one before they make offers.
Translation: If you’re selling a property with storm history, even if it’s been beautifully repaired, you need a strategy that addresses this head-on. If you’re buying, you’ll have leverage you might not realize.
The Insurance Curveball
Properties with hail damage history can face:
- Premium increases of 20-30%(Rising Insurance Costs)
- Coverage limitations on future claims
- Policy non-renewals after multiple claims
- Delays in underwriting that can blow up closing timelines
I’ve seen deals fall apart 48 hours before closing because the buyer’s insurance company pulled coverage when they discovered undisclosed claim history.
Don’t let that be you.
What Hail Damage Actually Looks Like (Beyond the Obvious)
Most people stand in the driveway, look at the roof from the ground, and think “looks fine.”
That’s exactly what some sellers are counting on.
Professional inspectors know what amateur eyes miss:
Roof indicators:
- Granule loss you’ll only spot in gutters and downspouts
- Soft spots that feel like pressing on a bruised apple
- Dark circular impact marks hiding under dirt and debris
- Damage concealed around vents, chimneys, and roof penetrations
Exterior red flags:
- Dented gutters and downspouts (screams “hail was here”)
- Chipped or cracked siding
- Impact marks on AC units that reduce efficiency by 15-20%
- Broken window screens or damaged glass seals
The hidden damage:
- Water stains on interior ceilings (indicates compromised roof integrity)
- Mold growth in attics from undetected leaks
- Foundation issues from damaged gutters and drainage
The strategic play: Spend $400-600 on a professional roof inspection that could save you $12,913, the average hail damage claim cost.(Insurance Costs)
That’s not an expense. That’s insurance against making a very expensive mistake.
The Insurance Conversation You Need to Have (Before You Fall in Love with a Property)
Most Texas homeowners policies cover hail damage under dwelling coverage. Great.
Until you understand percentage-based deductibles.
Many Texas policies include deductibles of 1-5% of your dwelling coverage amount. On a $200,000 dwelling policy with a 1% hail deductible, you’re paying the first $2,000 out of pocket before insurance kicks in.
And in high-risk coastal counties? You might need separate wind/hail coverage through TWIA that costs significantly more.
Here’s what’s happening right now that most people don’t see coming:
- Insurance companies are re-evaluating North Texas risk models
- Premiums in high-frequency hail zones are climbing 15-30%
- Some carriers are quietly non-renewing policies after claims
- Properties with storm history face enhanced underwriting scrutiny
The Ellison move? Get insurance quotes BEFORE you make an offer, especially in areas like Waxahachie, Midlothian, and surrounding Ellis County. Your mortgage might be $2,200/month, but if insurance adds another $350 because of the property’s hail history, that’s $4,200 annually you didn’t budget for.
That changes the entire transaction math.
The 2024-2025 Numbers That Should Make You Pause
529 hail events across then U.S. in just the first four months of 2024.(Hail Stats US)
That’s a 167% increase over 2023’s full-year total.
The May 2024 storms alone caused $2.3 billion in property damage across North and East Texas.(Hail Storm 2024)
This isn’t an anomaly. This is the new baseline.
What this means for you:
- For buyers: Properties with recent upgrades, Class 4 impact-rated roofing, reinforced siding, storm-rated windows, aren’t just nicer, they’re financially smarter investments that’ll cost you less in insurance and repairs.
- For sellers: If you’ve upgraded after storm damage, that’s not just a repair, that’s a premium feature you should be marketing aggressively. Most agents miss this entirely.
- For everyone: Building material costs are rising to reflect this reality. The roofing contractor shortage gets worse every storm season. Timing matters more than people realize.
The Strategic Playbook
If You’re Buying in North Texas:
Stop trusting. Start verifying.
- Demand a specialist roof inspection, not just the general home inspector
- Request the property’s CLUE report showing full insurance claim history
- Get insurance quotes BEFORE making offers in hail-prone areas
- Build inspection contingencies with enough time for deep specialist evaluations
- Ask about roof age, material grade, and replacement timeline
The competitive advantage: While other buyers are just competing on price, you’re competing on information. Sellers respect educated buyers differently.
If You’re Selling:
Disclosure isn’t a liability when you frame it strategically.
- Get ahead of buyers with your own pre-listing roof inspection
- Document everything—repairs, warranties, contractor licenses, permits
- Update disclosures immediately if new damage occurs during the listing period
- Market your storm-resistant upgrades as strategic investments, not just repairs
- Be proactive, not defensive about storm history
The positioning difference: Most sellers treat storm damage like something to hide or downplay. Strategic sellers use transparency to build trust and justify their asking price.
If You’re Staying Put:
Document now, thank yourself later.
After every significant storm:
- Photograph your entire property from multiple angles
- Save weather service reports with dates and times
- Keep all repair receipts in a dedicated file
- Update your home maintenance log
- Get annual roof inspections before problems develop
Why this matters: When you eventually sell, this documentation separates your property from the competition. It shows you’re the kind of owner who maintains and protects their investment, not the kind who ignores problems and hopes for the best.
Why This Intelligence Matters to Your Bottom Line
Real estate is the largest asset most people will ever own.
Yet most people spend more time researching a $1,000 TV purchase than understanding a $50,000 storm damage impact on their home’s value.
That’s not a strategy. That’s hope. And hope is not a plan.
Here’s what I need you to understand: Every transaction in Ellis County and DFW now carries a weather intelligence component. The agents who understand this; who track storm patterns, know which neighborhoods get hit hardest, monitor which insurance companies are pulling back from which zip codes, are operating at a completely different level.
The agents who don’t? They’re just processing paperwork and hoping nothing goes wrong.
I don’t operate that way.
I track developments. I monitor building permits. I know which contractors do quality work and which ones cut corners. I understand the insurance landscape and can connect you with carriers who actually want North Texas business.
That’s not just being thorough. That’s being five steps ahead while everyone else is reacting to what already happened.
The Bottom Line
Texas hail isn’t going anywhere. If anything, the data suggests it’s intensifying.
Your real estate decisions need to account for this reality, not wish it away or pretend it doesn’t matter.
Whether you’re buying, selling, or protecting what you already own, the strategic advantage goes to people who have better information and act on it faster.
That’s where I come in.
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Bobby Franklin – REALTOR®
Legacy Realty Group – Leslie Majors Team
Serving Ellis County & DFW
Legal Disclaimer: This article provides market intelligence and general information only—not legal or professional advice. Real estate and insurance regulations vary. Consult qualified professionals for guidance specific to your situation. Content complies with Fair Housing Act requirements and REALTOR® Code of Ethics standards.
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