#1: Don’t forget that next year’s insurance policy changes might be huge or a complete cancelation.
Insurance companies were already refusing to insure for fire in the California foothills. I lived in the Gold Country foothills on the western slope of the Sierra. I sold & moved out in Dec 2004, but since then, my neighbors there have not been able to get fire insurance without making that a separate policy—like earthquake insurance-—or flood insurance.