You can still get a nationwide PPO anywhere in Virginia, even where the marketplace sells none. Here is how investors and property managers are choosing coverage around rents and sales.
Hi, I'm Sam Jaber, a health insurance broker working from Tampa with licenses in 36 states. Virginia landlords, flippers and property managers can sort out their own coverage with me over the phone.
In Virginia, where you live matters twice. It decides which plans Virginia's Insurance Marketplace will sell you, and it decides whether a marketplace PPO exists for you at all, because that PPO is sold only in part of Northern Virginia. Add rent, sales and depreciation on the income side, and an investor here has more moving parts than most buyers.
The state's marketplace carries 83 individual medical plans this year. The large majority are HMOs and EPOs. Its 4 PPOs, from one insurer, are open only to people living in Prince William, Loudoun and Fairfax counties (in part) or in Arlington, Alexandria, Falls Church and Fairfax City. An investor living in Chesterfield, Virginia Beach or Blacksburg has no marketplace PPO option.
You can still get a nationwide PPO anywhere in Virginia, and I'm the one who arranges it. It's sold privately, underwritten on your health, and built on a national network, so the same card works whether you're walking a duplex in Norfolk or visiting family in Ohio.
For marketplace savings, net rental income counts, and so do most IRA and 401(k) withdrawals. Because rentals are generally reported on Schedule E, the figure is what's left once upkeep, property management, loan interest and depreciation come off. A sale adds its gain in the year it closes.
Virginia then splits investors three ways: expanded Medicaid for adults up to 138% of the federal poverty level, the premium tax credit above that, and full price beyond the credit range. Since there's no repayment cap for tax years after 2025, a sale you forgot to report can mean returning every dollar of credit you shouldn't have received.
One closing can move you far past the credit range. The marketplace then offers only full-price HMOs and EPOs, plus a pricey PPO if you live in Northern Virginia. This is the year to get a quote for a private nationwide PPO.
The underwriter reads your health answers and either issues a policy, declines, or issues it with a named exclusion. When the answers are clean, the premium frequently lands below the marketplace's full rate. Benefits differ between policies, so we look at those differences before you choose.
Next step: Reach me before the closing date, and I'll price a nationwide PPO against your locality's marketplace plans for the year of the sale.
With no sale, household income may sit inside the credit range, and a plan from Virginia's marketplace usually costs you less than anything else. Look up your doctors in each HMO or EPO network before choosing.
Mind Virginia's calendar, which runs longer than the federal one: open enrollment for 2027 coverage runs from November 1, 2026 to January 29, 2027.
Next step: Tell me what rents look like and whether anything might sell, and we'll pick a plan around the year and your doctors.
Heavy repairs and depreciation can leave almost nothing on paper. In Virginia that isn't a dead end, because adults whose income stays at or under 138% of the poverty level may be covered by the state's expanded Medicaid. Your tax preparer decides how the year gets reported; my job is explaining what that result does to your coverage.
Next step: After your preparer has a read on the year, call me and we'll check which program fits the household.
A chronic condition points back to the marketplace even at full price, because its insurers can't turn anyone away or price by medical history. The real decision is which HMO or EPO near you includes the specialists involved.
Next step: Send me the doctors and prescriptions that matter, and I'll show you which Virginia plans in your area cover them.
Straight answers, no sales pitch.
It does. What your rentals net after expenses is included, as are gains from a sale and most withdrawals from retirement accounts.
No. The marketplace PPOs are sold only in seven Northern Virginia localities. A healthy investor anywhere in the state can still get a nationwide PPO privately through me.
Possibly, if your income lands at or below 138% of the poverty level, since Virginia took the Medicaid expansion. Talk to me before you enroll.
Your tax preparer should answer that one. The self-employed deduction is tied to business profit, while rentals are usually reported separately, so it turns on how your income is set up.
Which locality you live in, what your rents and any planned sale look like, and who needs a plan. That's enough for me to say which way the year points and quote it.
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