Breckenridge, Texas landlord insurance
This page is for Breckenridge in Stephens County, Texas, ZIP 76424. It is not Breckenridge, Colorado. The town had about 5,187 people in the 2020 census. Freedom Insurance Group has two local offices and writes landlord quotes for rentals here.
In Breckenridge, Texas, a typical long-term single-family rental is often estimated at about $1,300–$1,850/year (~$110–$155/month). That is a published Texas market estimate, not a Freedom Insurance Group quote. DP-1 is usually the cheapest of the three forms on the same dwelling, DP-2 usually prices between DP-1 and DP-3, and DP-3 is usually the highest when replacement-cost settlement is available.
Who this page is for
Use a landlord policy when you own the building and someone else lives there. That includes a single-family rental, a house you lease to one family, and a property you hold after moving out. It is the wrong form if you still live in the house. It is also the wrong form for the tenant: their furniture, clothes, and personal liability belong on a renters policy.
If the house is between tenants, say so. Vacant and tenant-occupied are not the same risk. Many dwelling forms limit theft, vandalism, or glass after the property sits empty past the number of days printed in the form. A lease that starts next month does not automatically keep those coverages in force today.
The rental stock in Breckenridge
Rentals are in-town houses and places on acreage. An in-town lot and a place with grass around it are not the same fire risk. Outbuildings, shops, and fences need to be listed. A dwelling limit copied from a metro Texas rental will not describe a Stephens County house.
Vacancy shows up often in a smaller market. If the house is empty, the move-out date belongs on the application. Do not wait until a theft or vandalism claim to discover the form had a vacancy limit.
Local risks that change the quote
Hail, straight-line wind, and tornadoes are the local risks that change a landlord quote. Acreage can also pick up grass and brush fire exposure that a tight in-town lot does not. Roof year, outbuildings, and occupancy are the three facts that most often move both eligibility and price.
Do not use a Colorado mountain or wildfire quote as a comparison. Flood, if you need it, is still a separate policy.
Coverages landlords usually have to decide
Dwelling, or Coverage A
This is the limit that rebuilds the structure after a covered loss. Set it from current local rebuild cost, not from the rent, the mortgage balance, or the county tax value. A limit that was fine three years ago can be short after a hail year if materials and labor moved.
Other structures
Detached garages, fences, and sheds fall here, usually as a percentage of the dwelling limit. A large shop or outbuilding can blow past that percentage. If the rental has one, it needs its own number on the application instead of being folded into the house.
Landlord contents
Appliances, blinds, and other property you own and leave for the tenant can be scheduled as landlord contents. The tenant’s couch is not your contents. If you furnish the house, say so. An unfurnished limit will not stretch to cover a furnished one.
Fair rental value
After a covered loss makes the unit unlivable, fair rental value replaces the rent you lose while it is repaired. It is not a guarantee of future rent, and it does not pay for a month you had no lease. The form states how it is calculated and how long it runs.
Premises liability and medical payments
Liability responds when someone is hurt, or their property is damaged, and you are responsible because of the rental. Medical payments can cover smaller injury costs without a lawsuit. Neither one is the tenant’s personal liability, and neither one fixes a maintenance problem you already knew about.
Loss settlement: DP-1, DP-2, and DP-3
DP-1 is a basic named-peril form. It usually pays actual cash value, which subtracts depreciation. DP-2 names a broader list of perils. DP-3, at many carriers, covers the dwelling on an open-peril basis except for what the form excludes, and it is the one landlords usually compare against DP-1 when they want replacement cost on the building. The declarations page, not a brochure, shows which form you bought. The Texas landlord insurance hub links the longer DP-1, DP-2, and DP-3 explainers.
What the landlord policy does not do
- Flood. Rising water, including street flooding and creek overflow, is not a dwelling claim. Flood insurance is a separate policy. Wind-driven rain through a hole in the roof is a different question, and it still depends on the form.
- Tenant belongings and tenant liability. Those sit on the tenant’s renters policy. Requiring renters insurance in the lease does not put their property on your policy.
- Wear, maintenance, pests, and mold from a long leak you did not fix. Insurance pays sudden covered losses. It does not repaint between tenants.
- Backup of sewers and drains, and ordinance or law. Often optional. A city that requires a different roof or electrical on a rebuild can make ordinance or law the difference between the dwelling limit and the real bill.
- Long vacancy and some renovations. Tell the office before a unit sits empty or before you open walls. Some forms suspend theft and vandalism, or need a different vacancy endorsement, after a set number of days.
What underwriters ask for in Breckenridge
- Confirm Texas, ZIP 76424, so the file is not confused with Colorado.
- In-town or acreage, and any outbuildings.
- Roof year and wind or hail deductible.
- Vacant or leased, and for how long.
- Rebuild cost, not the tax appraisal alone.
How a quote actually gets built
- Property address, year built, square footage, construction, and roof year and material.
- Who lives there: tenant on a lease, vacant, or you. Owner-occupied is a homeowners quote, not this one.
- Updates to roof, electrical, plumbing, and heat, and any outbuildings.
- Dwelling limit, loss-settlement form, deductibles, and whether you want loss of rents, water backup, and ordinance or law.
- Claims in the last few years, and whether the tenant is required to carry renters insurance.
We do not publish a Breckenridge average premium. A number without the roof, the limit, and the occupancy would be made up. Two houses on the same street can land far apart for those reasons.
How much does landlord insurance cost in Breckenridge?
This is Breckenridge, Texas, not Colorado. For a typical long-term single-family rental, the published Texas market estimate is about $1,300–$1,850/year (~$110–$155/month). A wider factor-driven range is $1,100–$2,500+/year.
That figure assumes a long-term single-family rental, not a vacant house and not a short-term rental, with a dwelling rebuild limit roughly in the $250k–$350k range. It is a published 2025–2026 market estimate, not a Freedom Insurance Group quote. Statewide context: Texas landlord insurance.
What moves the premium is the rebuild limit, the age of the roof and of the electrical, plumbing, and HVAC, claims on the property or the named insured, the deductible (including a percentage wind or hail deductible where the form uses one), liability limits, loss of rents, and whether the house is vacant or rented short-term instead of long-term. Carrier appetite matters. The local hazard already named for this page is hail, straight-line wind, tornadoes, and grass or brush fire on acreage.
DP-1 is named-peril, often actual cash value, and usually the cheapest of the three on the same dwelling because covered perils and settlement are narrower. DP-2 is named-peril but broader than DP-1, and often replacement cost on the dwelling, so it usually prices between DP-1 and DP-3. DP-3 is open-peril on the dwelling with named perils on other property, and is usually the highest of the three when replacement-cost settlement is available. All three still sit inside the Texas typical-to-wider range. There is no separate dollar band for each form. Flood is usually a separate policy and is not inside these ranges.
These figures are approximate published 2025–2026 market estimates for a typical long-term single-family rental with roughly a $250k–$350k dwelling rebuild, not a Freedom Insurance Group quote or binder.
Quotes vary by property. Call (800) 253-1482 or start a quote. These ranges are published market estimates, not a Freedom Insurance Group quote or binder.
Questions we hear from Breckenridge landlords
Why does the page say this is not Colorado?
There is a well-known Breckenridge in Colorado. Carriers and shoppers mix them up. This office and this ZIP are Stephens County, Texas.
Does the policy cover grass fire?
Fire is a core peril on dwelling forms, subject to the policy’s terms. Brush exposure can still change whether a carrier will write the house and at what price.
Can both offices quote the same house?
Yes. They are the same agency. Call either number. Both use (254) 559-6546.
Quote landlord insurance in Breckenridge
Start a quote and mark the property as a rental. The office below can also walk through roof, vacancy, and flood before you bind.
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