So the land you’re looking at for your forever home is in a flood plain… does that mean there’s no way to build your home on it? Does that make the land worthless? Not necessarily.
A flood zone is an area that FEMA has identified as having a certain level of risk for flooding. Flood zones are classified from low-risk (Zone X) to high-risk (Zones A and AE). These zones are used by cities, counties, and insurance companies to determine building codes, permit requirements, and flood insurance needs.
You can check FEMA’s Flood Map Service Center to see what flood zone a property is in: msc.fema.gov
There are a few factors to consider, and it might require some digging to figure out what you can really do with land that’s located in a flood plain. The first thing to consider is where the boundary of the flood plain really is on the land. FEMA maps are general, and the flood plain might only touch a small part of the land. On a five-acre tract, for example, the flood plain boundary might be a few hundred feet away from the part of the land you want to build on.
The next thing to consider is the elevation of the flood plain boundary. It’s possible that the spot where you want to build is several feet above the highest flood elevation, in which case your home will be safe from flooding due to its height.
The third thing to consider is the permit requirement for the city or county where the land is located. Some municipalities only require a certification that the house will be elevated enough to be above the highest flood elevation. Some will require an elevation survey of the entire piece of land so they can see on paper where the proposed home site is relative to the potential flood water.
In each situation, and since you’ll want to know for your own peace of mind anyway, you’ll need to hire a land surveyor licensed by the Oklahoma State Board of Licensure for Professional Engineers and Land Surveyors. The surveyor will be familiar with the FEMA flood maps and the city or county requirements. The surveyor can measure all the elevations needed and certify the measurements officially.
We recently had an elevation survey done for a client whose home we’re about to start building. The land is located in a FEMA 100-year flood plain, and the city required a certification that the house elevation will be a minimum of two feet above the highest potential flood elevation. When the surveyor measured the height of the pad where the home will be built, he found that the pad itself was already four feet higher. The city granted the permit, and we were ready to start construction. It was that simple.
Don’t let flood plain issues scare you off from a property you love. With the help of a professional land surveyor and an experienced custom home builder, you can do your due diligence and figure out whether it is possible to build your forever home.
Here are a few of the most common risks:
Higher insurance premiums
Potential for property damage
Stricter building requirements
Permit delays
Limited resale value in some markets
While flood risk doesn’t automatically make a property a bad investment, it’s critical to go in with eyes wide open... and with expert guidance.
Believe it or not, there are some potential benefits:
Lower initial land costs
More privacy (less desirable land = less competition)
Beautiful views near rivers, lakes, or creeks
More acreage for your budget
Potential to build safely with elevation and permits
If you’re working with a builder who understands how to navigate flood zone requirements, you can often build safely and affordably while getting more land for your money.
The easiest way to find out is by visiting the FEMA Flood Map Service Center and entering your property’s address.
You can also ask a licensed land surveyor or title company to verify the property’s flood zone status. This is especially important before finalizing a land purchase.
If your future home is located in a high-risk flood zone and you’re using a mortgage, yes, flood insurance is typically required by the lender. Even if you're building with cash or the home is in a moderate-risk zone, it’s often wise to consider flood insurance as added protection for your investment.
FEMA estimates that just one inch of floodwater can cause more than $25,000 in damage.
No. Most standard homeowners insurance policies do not cover flood damage. You must purchase a separate flood insurance policy, either through the National Flood Insurance Program (NFIP) or a private insurer.
Yes, but it’s not easy. If a property has been incorrectly mapped or if you've elevated your home, you can request a Letter of Map Amendment (LOMA) from FEMA. This process requires documentation from a licensed surveyor and may take several weeks or months.
It depends on your comfort level with risk, your willingness to do due diligence, and whether the location meets other important needs. Many people do... and with the right builder, surveyor, and insurance, it can still be a safe and wise investment.
Turner & Son Homes specializes in building custom homes on client-owned land across Central Oklahoma, even in complex situations like flood zones. If you’re unsure about whether a property is buildable, let us help you walk through the steps.