How to Check a Property’s Flood Risk
- Craig Kaiser
- 2 days ago
- 7 min read
Whether you're buying a home, investing in real estate, or simply want to understand the risks facing your current property, knowing the flood risk is essential. Flooding causes billions of dollars in damage across the United States each year, and climate change is making flood risks harder to predict using historical data alone. The good news? Checking a property's flood risk is easy, and there's multiple ways to do it. Here's everything you need to know about assessing flood risk and protecting your property.
What is Flood Risk?
Flood risk refers to the likelihood of an area or property experiencing flooding over a certain period of time. It is determined by a combination of factors, including the property's elevation, proximity to bodies of water, weather patterns, and the area's drainage capabilities. Flood risk can also be influenced by human activities, such as urban development and deforestation, which may alter natural water flow. A flood zone is a defined geographic area with a specific flood hazard risk.
Why Checking Flood Risk Matters
Climate patterns are shifting. Areas that were once considered safe from high water are now facing frequent flooding events. This means relying on outdated knowledge or a quick glance at the terrain isn't enough.
Understanding flood risk isn't just about avoiding water damage. It affects:
Insurance costs: Properties in high-risk flood zones often require expensive flood insurance
Property values: Homes with significant flood risk typically sell for less
Safety: Knowing your risk helps you prepare and protect your family
Financing: Some lenders require flood insurance before approving mortgages in certain areas
Even if a property has never flooded before, that doesn't mean it won't in the future. Past performance isn't always indicative of future risk, especially as weather patterns shift and development changes drainage patterns in your area.
How to Check a Property's Flood Risk
Understanding a property's flood risk is a crucial step in making informed real estate decisions. Whether you're a prospective buyer, a homeowner, or an investor, knowing the potential hazards can help you assess costs, plan for insurance, and ensure safety. The main ways to check a property's flood risk are to use FEMA's Flood Map Service, use proprietary flood risk assessments, check online flood zone maps, and consult with local government offices.
1) FEMA's Flood Map Service
One way to check a property's flood risk is to use the official FEMA flood map service center. By entering an address, you can see if the property sits officially within a Special Flood Hazard Area (SFHA). If it does, and you are buying with a federally backed mortgage, flood insurance will likely be mandatory. FEMA provides Flood Insurance Rate Maps (FIRMs) that divide areas into different flood zones designations based on risk levels using historical data, topography, and hydrological studies. The most common zones you'll encounter include:
High-Risk Zones (Special Flood Hazard Areas)
Zone A, AE, AH, AO: Areas with a 1% annual chance of flooding (often called the "100-year floodplain")
Zone V, VE: Coastal areas with additional wave action hazards
Moderate to Low Risk Zones
Zone B or X (shaded): Areas between the 100-year and 500-year floodplains
Zone C or X (unshaded): Areas with minimal flood risk
Undetermined Risk Zones
Zone D: Areas where flood risk hasn't been determined
Remember, "moderate risk" doesn't mean "no risk," so it’s important to check multiple data points. These government maps aren't perfect, and can be slow to update, meaning that they might not reflect recent construction projects that altered drainage or recent climate data. When using FEMA's flood zone maps, be sure to look beyond the specific lot. If the access roads to the property are in a flood zone, you could be trapped in your home during a storm, even if your house stays dry.
2) Proprietary Flood Risk Assessments
Another way to check a property's flood risk is to use proprietary flood risk assessment tools. Modern flood risk assessments use advanced modeling that considers multiple factors including elevation, proximity to water bodies, soil type, drainage patterns, and climate projections. An example of a tool that provides flood risk assessments for specific properties is LandApp. LandApp provides a comprehensive flood risk score on a scale of 0 to 100 for properties across the U.S., giving you a clear, easy-to-understand assessment of any property's flood vulnerability. If your property scores above a 60, it is more likely to experience a flood event compared to similar properties in the area. Unlike binary flood zone classifications that simply tell you whether you're "in" or "out" of a flood zone, a numerical risk score helps you understand the degree of risk you're facing.
To see your property's (or a property you're interested in purchasing) flood risk score, simply find the parcel on LandApp's map to create a free Property Report. Then, navigate to the Risk Indexes tab or export a PDF Property Report to see the flood risk index score:
3) Online Floodplain Maps and Applications
The third way to check your property's flood risk and see if you're located in a flood zone is to use digital mapping tools that show flood zone maps. Many municipalities across the U.S. provide free online floodplain maps. One example is the City of Denver's Floodplain Map, which allows users to zoom in and out on the map to see flood zones across the city. Users can also provide an address to see if their property is located within a flood zone.
LandApp's free mobile app also provides a nationwide flood zone map within its Environmental data layer. You can zoom in on the map to see where flood zones are across the U.S., or provide your address to see if your property is located within a flood zone. Elevation also plays a role in determining a property’s flood risk- you can also apply the Topo data layer on LandApp to see a property’s elevation.
4) Consult With Local Government Offices
Most counties and municipalities have a designated floodplain manager who can provide in-depth information about local flood risks, drainage concerns, and historical flooding events that might not be reflected on official flood maps. This type of local expertise is invaluable, as it often includes insights into smaller, less-documented incidents of flooding or recurring drainage issues specific to certain areas. It’s also a good idea to explore whether the property or the surrounding neighborhood has experienced flooding in the past, even if it’s not officially classified as a high-risk zone. To gather this information, consider reaching out to your local government offices, speaking with real estate agents familiar with the area, or even asking neighbors who may have firsthand knowledge of past events. These sources can offer valuable context and help you make an informed decision about the property.
FAQ's About Property Flood Risks
Understanding property flood risks can be a crucial part of making an informed decision when buying or maintaining a home. Below, we’ve compiled a list of frequently asked questions to address common concerns and provide clarity about flood risks, how they are assessed, and what property owners can do to mitigate potential issues.
Is it Okay to Buy a House in a Flood Zone?
Whether buying a house in a flood zone is a good idea depends on your risk tolerance, willingness to perform due diligence, and whether the property meets your other needs. Many people live in flood zones, and with the right builder, surveyor, and insurance, it can still be a safe investment. If you do buy a house that's located within a flood zone, you'll need to purchase flood insurance (standard homeowners insurance does not cover floods) and take proactive actions to protect the property, like improving drainage and installing flood vents.
Should I Check for Flood Zones Before Buying a Property?
Yes, you should absolutely check to see if a property is located within a flood zone before buying, as this can lead to costly surprises if a flood occurs. There are many environmental risks in real estate, and flood potential is one of the most important risks for buyers to consider. You can use FEMA's flood zone map or LandApp to see if the property that you're interested in purchasing is located within a flood zone, and you can also act the seller direct questions about historical flood activity on the property. Check the property’s CLUE report (Comprehensive Loss Underwriting Exchange) if possible, which lists insurance claims filed on the property in the last seven years. You can also hire a licensed land surveyor or a title company to verify the property’s flood zone status. Confirming this information is essential before finalizing any purchase.
Are there Any Benefits of Buying Property Located Within a Flood Zone?
There are some potential benefits to buying land or a home located within a flood zone. These advantages include lower initial land costs and more privacy due to less competition for the less desirable land. Properties in these areas often come with beautiful views near rivers, lakes, or creeks, and you can typically get more acreage for your budget. It's also possible to build safely with the right elevation and permits. If you’re working with a builder who understands how to navigate flood zone requirements, you can often build a safe and affordable home while getting more land for your money.
Do Flood Zones Affect Property Values?
Homes situated in high-risk flood zones often face lower property values. This decrease in market value typically stems from the potential for significant structural damage during weather events, as well as the high ongoing insurance premiums required to protect the property. These additional costs and risks can make such homes less attractive to buyers, often resulting in a lower selling price compared to similar properties in drier areas.
Take Action: Assess Your Flood Risk Today
Due diligence is essential for real estate investors and homeowners. While flood risks are real, they are manageable with the right information. By consulting official maps and using digital mapping tools, you can assess risks with confidence. Don't wait for the next storm to understand your vulnerability. Preparation saves you thousands of dollars and avoids major headaches- because when it comes to flooding, knowledge is power.
Get your free property report from LandApp today and see exactly how your property scores on our comprehensive 0-100 flood risk scale. You'll get detailed insights that go beyond basic flood zone classifications to give you a complete picture of your flood vulnerability. Download LandApp for free to get your free property report and access flood zone maps nationwide, right from your phone or tablet. Whether you're researching a single property or comparing multiple locations, LandApp puts powerful flood risk data at your fingertips.
