Home Insurance in Bates County, Missouri
Homes in Bates County carry a median value of $170,800 - 26% lower than the Missouri median.
Because older housing stock often has aging wiring, roofing or plumbing, it can cost more to insure or rebuild. The typical home in Bates County was built around 1976. About 30% of homes were built before 1960, about 3 points above Missouri's 27%.
Mobile and manufactured homes typically need a manufactured-home (HO-7) policy rather than a standard homeowners policy. The housing stock in Bates County is 81% single-family homes, 1% apartments in buildings with 5+ units and 11% mobile or manufactured homes.
In Bates County, about 52% of owner-occupied homes have a mortgage - lenders require hazard insurance on every mortgaged home.
Bates County has an owner-occupancy rate of 75% and a vacancy rate of 14%; unoccupied homes typically need a different coverage form.
41% of homes in Bates County are primarily heated with electricity. Homes heated with propane and wood can carry added fire risk. Fuel-tank leaks and spills are often excluded from standard homeowners policies.
The top hazards for Bates County, per FEMA's National Risk Index, are strong wind (Relatively Moderate), hail (Relatively Low) and tornado (Relatively Low).
Bates County had 10 active National Flood Insurance Program policies as of September 2026. Standard homeowners insurance does not cover flood damage, so flood coverage needs a separate NFIP or private flood policy.
In Missouri, the statewide average premium for a standard HO-3 homeowners policy is $1,589 per year (NAIC, 2023 data).
Key figures
| Median home value | $170,800 |
|---|---|
| Median year built | 1976 |
| Owner-occupied share | 75% |
| Share of owner-occupied homes with a mortgage | 52% |
| Top hazards (FEMA National Risk Index) | Strong Wind (Relatively Moderate), Hail (Relatively Low), Tornado (Relatively Low) |
| Active NFIP flood policies (county) | 10 |
| Home insurance premium | $1,589 - statewide average (NAIC, 2023 data) |
Towns and cities
Smaller communities
-
Amsterdam
- Median home value: $48,000
- Median year built: 1964
- Owner-occupied share: 91%
-
Foster
- Median home value: $75,000
- Median year built: 1978
- Owner-occupied share: 70%
Sources
- U.S. Census Bureau Gazetteer Files (2024)
- U.S. Census Bureau, American Community Survey 2020-2024 5-Year Estimates (2024)
- FEMA National Risk Index (December 2025)
- FEMA OpenFEMA NFIP Redacted Policies v3 (2026)
- NAIC Dwelling Fire, Homeowners Owner-Occupied, and Homeowners Tenant and Condominium/Cooperative Unit Owners Insurance: Data for 2023 (published 2026) (2023)