Even if your part of Virginia has no marketplace PPO, I can help you obtain nationwide PPO coverage. Here's how landlords and property managers can choose insurance that accounts for rental earnings and property sales.
Hi, I'm Sam Jaber, a licensed health insurance broker serving 36 states. I help Virginia property managers, landlords and house flippers find coverage they purchase themselves, all by phone.
Your Virginia address affects your health insurance in two important ways. First, it determines which plans you can purchase through Virginia's Insurance Marketplace. Second, it determines whether you can buy a marketplace PPO, since those are available only in certain parts of Northern Virginia. When you also factor in rental income, depreciation and property sales, choosing coverage becomes more complicated than it is for the average buyer.
Virginia's marketplace offers 83 individual medical plans this year, mostly HMOs and EPOs. Just 4 are PPOs, all sold by the same insurer. They're restricted to Arlington, Alexandria, Falls Church, Fairfax City, Prince William County, Loudoun County and part of Fairfax County. If your home is in Blacksburg, Chesterfield or Virginia Beach, you cannot purchase a PPO through the marketplace.
Wherever you live in Virginia, I can arrange a private nationwide PPO. The insurer reviews your health before issuing coverage, and the plan uses a national provider network. That means you can use the same insurance card while checking on a Norfolk duplex or spending time with relatives in Ohio.
Your eligibility for marketplace savings depends partly on rental profit and most distributions from IRAs and 401(k)s. Rentals are normally reported on Schedule E, with maintenance, management costs, mortgage interest and depreciation deducted first. When you sell a property, the resulting gain also enters the income calculation for the year the sale closes.
Virginia has three coverage paths based on income. Adults earning no more than 138% of the federal poverty level may qualify for expanded Medicaid. Above that comes the premium tax-credit range, followed by coverage at full price. For tax years after 2025, excess credits have no repayment ceiling. Forgetting to report a sale could leave you owing back the entire credit amount you weren't entitled to receive.
Selling a property can raise your income beyond the premium-credit limit. At that point, you'll be paying full price for marketplace HMOs and EPOs, or an expensive PPO if you live in Northern Virginia. That's a good time to compare a privately sold nationwide PPO.
With private coverage, an underwriter evaluates your medical information and decides whether to approve you, reject the application or issue coverage excluding a particular condition. Applicants with favorable health histories often receive premiums below the marketplace's unsubsidized prices. Since coverage benefits vary, we'll compare what each policy actually provides.
Next step: Call me before your property closes. I'll compare a nationwide PPO quote with the marketplace plans available in your locality for that sale year.
If you're keeping your properties rather than selling, your income might qualify for premium credits. In that case, Virginia marketplace coverage is generally the less expensive route. Just verify that your physicians participate in the HMO or EPO network you select.
Virginia gives you more enrollment time than the federal marketplace. For coverage starting in 2027, its open enrollment period begins November 1, 2026 and continues through January 29, 2027.
Next step: Let me know your expected rental income, any properties you might sell and which doctors you see. We'll choose coverage that makes sense for your year.
Large repair bills and depreciation deductions sometimes reduce your reported income to almost nothing. Virginia's expanded Medicaid provides another possibility for adults at or below 138% of the poverty level. Your tax preparer handles how that income appears on your return, while I help you understand which health coverage choices follow from those figures.
Next step: Once your preparer has estimated your income, give me a call. We'll review which coverage program suits your household.
Straight answers, no sales pitch.
Yes. Your rental profit after expenses counts, along with gains when you sell property and most money withdrawn from retirement accounts.
No. Marketplace PPO coverage is restricted to seven Northern Virginia localities. However, I can arrange a private nationwide PPO for a healthy investor anywhere in Virginia.
You could qualify if your income doesn't exceed 138% of the poverty level. Virginia expanded Medicaid, so contact me before selecting coverage.
Have your tax preparer determine that. The deduction for self-employed coverage depends on business profits, whereas rental income is generally reported separately. Your particular income arrangement makes the difference.
Tell me your Virginia locality, roughly what your rentals bring in, whether you're expecting a sale and who needs coverage. I'll use that information to compare your choices and give you a quote.
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