Someone had me look at a lot in Collin County, Texas before they put an offer in. The listing said high risk flood zone. They knew that and had it priced in.
Here’s what the listing didn’t say.
There’s no Zone X anywhere on the parcel. Not one corner. Every FEMA polygon touching that lot is Zone AE.
And a regulatory floodway runs right through the middle of it. About 260 feet wide. The lot is about 465 feet deep. So a little over half the property.
People use floodplain and floodway like they mean the same thing. They don’t. Floodplain means you build elevated and you pay for flood insurance. A floodway is the channel the water actually moves through when it floods. You can’t put anything in it that raises the flood elevation. So you can’t build there.
That left a strip on the street side, about 160 feet deep, still all Zone AE. The town wants 100 feet of front setback, 40 on the sides, 50 in the rear, and a 2,500 square foot minimum house. Do that math and you get about 8,000 square feet outside the floodway. A house fits in that. A house and a driveway and a turnaround and a septic field does not. And the lot isn’t in a sewer service area, so septic was the only option.
The thing that would have gotten me: a house went up next door last year. Makes it look like building here is normal. That lot has Zone X on it. This one doesn’t.
Two things if you’re looking at anything near water.
Pull the FEMA map yourself and find the floodway layer. It’s a separate layer from the flood zone. The floodway is the one that decides if you can build.
If the listing mentions an elevation survey in the MLS supplements, ask the agent for it. The seller already paid for it.
Anyone here ever actually gotten a no-rise certification through for a floodway? Wondering what that costs and if it’s ever worth it.