Hate dealing with insurance? So did we.
We lived it for years as commercial real estate operators: the phone trees, the buried exclusions, the renewals that only go up. So we built Harbor & Oak, an independent Denton agency that works for the owner. Send us your program, and we read every page of it.
One client's completed review. Individual result; savings are not guaranteed and vary by risk, coverage, and carrier.
What a review finds depends on what you own.
Property and real estate is the specialty: pick your asset class and see where programs like yours leak. Your pick carries into the review request below.
Multifamily
First pulls on a multifamily review: coinsurance clauses, roofs settling at actual cash value instead of replacement cost, percentage wind and hail deductibles, and business income limits that have not kept up with the rent roll.
Recent multifamily reviews: −$68,000 on a Denton portfolio with limits up 20%. −$24,000 with business income up 16%. −$20,000 in Krum with the coinsurance clause removed entirely.
Start a multifamily review ↓The results we can publish.
off one multifamily portfolio's premium, Denton, TX, with coverage raised, not cut.
That review raised building limits 20%, lowered the wind and hail and water deductibles, and closed a code-upgrade gap the owner did not know existed. The others follow the same pattern: the premium goes down because the program finally gets structured and marketed properly.
- Senior living facility, Denton · re-marketed with an on-site inspection; better coverage than they had ever carried−$30,000
- Multifamily portfolio, Denton · building +19%, business income +16%, debris removal $82K → $1M, water deductible $100K → $25K−$24,000
- Multifamily portfolio, Krum · coverage up about 80%, roof moved from actual cash value to replacement cost, coinsurance removed entirely−$20,000
- Title company, Texas · E&O limit doubled, deductible halved, crime coverage quadrupled, cyber-crime added−$13,000
- Retail CRE, Flower Mound · 3% wind and hail deductible (about $60K of exposure) cut to a flat $10,000; lessor's-risk gaps fixed−$12,000
Across reviews like these, we typically reduce premiums 10% to 30% while holding or improving coverage.*
* Individual results from Harbor & Oak clients, not a guarantee of future savings; outcomes vary by risk, coverage, and carrier availability. See the full disclosures.
A captive agent shops one shelf. We shop the whole market.
Most owners are placed with whatever a single carrier, or a captive agent, happens to sell. We are independent, so we take your risk to the markets that actually want it, including the specialty (E&S) markets where hard-to-place property gets its best terms.
Your account, routed through wholesale, specialty (E&S), and standard markets to a row of competing carriers. A captive agent runs one line to one carrier.
We are licensed across ten Sun Belt states and reach underwriters through national wholesale partners in the specialty (E&S) markets and standard-carrier networks.
How a review runs.
One pass through your program, front to back. Your part takes about 15 minutes.
Send us your current program
Your policies and a little about your properties. That is the heavy lifting, done.
We read it all, then market the account
Dec page, forms, and the endorsements where coverage actually lives or dies. We find the gaps and the savings, then take your risk to the carriers most likely to compete for it, including the specialty (E&S) markets where hard-to-place property gets its best terms.
You see exactly what changed, and decide
Switch only if it is clearly better. No pressure, no obligation.
Who answers when you call.
Not a call center. The two people who handle your account pick up themselves.
Leads placement and strategy. He built and operated commercial real estate for years before running the agency, so he reads a program the way an owner does.
Runs the day-to-day on your account. Renewals, certificates, and endorsements get handled without you having to chase them.
Wes and Cody both work out of the Denton office. Call (940) 239-8325 and you reach one of them directly.
Why this firm exists.
To the owners of commercial property:
Before I sold insurance, I bought it. For years I sat on your side of the table, building and operating commercial real estate, and every renewal went the same way. The premium went up. Nobody could explain, in plain English, what we were actually covered for. And the endorsements, the pages that decide whether a claim gets paid, were the pages nobody ever walked us through.
When we started Harbor & Oak, the first client was ourselves. We rebuilt our own programs from the ground up, and we found the gaps and the waste firsthand: coverage holes we did not know we had, limits that had quietly gone thin, premium that was paying for a poorly presented account instead of the actual risk.
So we built the advisor no one offered us when the policies were ours. Everything on this page, the line-by-line reads, the marketing of accounts, the person who picks up the phone, exists because we needed it ourselves and could not find it.
One promise before you scroll on. If we cannot beat what you have, we will say so plainly and leave you alone. Either way, you get a straight answer about where your program stands.
Sincerely,
If any of this sounds like your renewals, call the office at (940) 239-8325.
Asked before scheduling.
Will I ever talk to a bot?
No. The phone is answered by the people who handle your account, and a licensed professional is responsible for it from start to finish. No phone tree, no chatbot.
Can you really find savings without cutting coverage?
Usually, yes, because most programs aren't structured or marketed well to begin with. We present your risk to more of the right carriers and fix the coverage at the same time. When we can't beat what you have, we'll tell you plainly.
Do I need to wait for my renewal?
No. The best time to review is well before renewal, while there's still room to market your account properly. We'll work back from your renewal date.
How do you get paid?
The review itself costs you nothing. If you bind coverage through Harbor & Oak, we are paid a commission by the carrier where your policy is placed, and on some specialty placements a disclosed agency fee, which we tell you about before you bind.
What happens if you don't find meaningful savings?
Then you've lost nothing and gained a clear second opinion on whether your coverage holds up. There's no obligation to switch.
Schedule your review.
Tell us what you own and when your program renews. We come back with a time to talk and a short list of what we would pull first. About 15 minutes of your time, no obligation.