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Old 02-06-2012, 02:06 PM
 
157 posts, read 274,049 times
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Been looking to relocate there and recent house hunting trips have revealed that certain areas are in flood zones (V) as well as wind and hail (storm #2) areas. I am not talking about "on the beach" places but some as far inland as 5 miles (parts of Mt. Pleasant). Knew there would be some additional costs , but shocked at the magnitude and wondering if locals know the better areas to consider to sidestep and avoid the higher cost zones where homeowner rates I was quoted are coming in at $4000+ (incl wind/hail) and that doesn't even include the flood coverage (additional $2000).

We aren't interested in moving there if we have to go too far inland, so if there are any areas we should be focused on (Daniel Island was mentioned as a "safe haven" for insurance due to being in Berkeley county and just west of flood zones) or insights let us know.
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Old 02-06-2012, 02:09 PM
 
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What price range of house is this quote for? I'm asking because we are moving too and have wondered off-hand about flood insurance.

Ty.
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Old 02-06-2012, 02:47 PM
 
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The flood insurance will (based on my understanding) by a separate policy from your homeowners and is based on the degree of zone the home is in.

Check here for a description of the ratings and an interactive map at the bottom to see your area. Click on flood zones.

Charleston Flood Zone Descriptions

This map lays out the areas that would be flooded based on a direct hit to Charleston and also based on the storm category. It says:

Using a well-named computer model called SLOSH, which stands for Sea, Lake and Overland Surges from Hurricanes.
A SLOSH map is generated to show what a hypothetical direct hit on Charleston would be like, and provides an intriguing snapshot of how the city might fare in certain hurricane scenarios.
This SLOSH map has calculations for a hurricane with an eye coming in south of Kiawah Island. This reflects more of a worst-case scenario for the city because surges are higher in a storm's northeastern quadrant.


In a Category 1 storm, a surge of 7 to 10 feet would have a relatively minor effect on the area. Floodwaters would fill the area's marshes and low-lying areas on the peninsula and the sea islands. But parts of the Isle of Palms and other barrier islands would still remain above water.


That changes dramatically in a Category 2 storm with a surge of 12 feet. In this scenario, the barrier islands all but disappear and most of downtown Charleston and James Island flood.
In Mount Pleasant, the only dry ground would be along Johnnie Dodds Boulevard, which is built on an ancient sand ridge. In this Category 2 scenario, floodwaters would begin to march into North Charleston toward Park Circle. And for the first time since it was developed, most of Daniel Island would temporarily lose its island status and become a seabed.


In Category 3 surge, most of West Ashley goes under water, along with a few specks of downtown Charleston.


In a Category 4 scenario, a 15- to 20-foot surge inundates much of Johns Island, while floodwaters on the Charleston Neck are neck deep.


A Category 5 scenario? Some parts of Charleston would be under more water than the low areas of New Orleans after Katrina.

Forecasters caution that SLOSH maps aren't perfect. They say the calculations have a 20 percent margin of error, and they also don't take into account tides, which could add or subtract a few feet of surge depending on a hurricane's timing.
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Old 02-06-2012, 03:03 PM
 
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Thanks for the expanded info wed. May have to think more about Summerville. :/
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Old 02-06-2012, 03:44 PM
 
Location: Lexington, SC
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We lived in Mount Pleasant (until mid-2011), west of Rte 17 off Rte 41 and our flood insurance was $350.00 per year. Wife says it was a government backed program/plan but we paid the $350.00 via/to our homeowners insurance company (Nationwide). Seems I remember one big storm insurance cost issue being were you east (ocean side) of Rte 17 or west of Rte 17.

Our homeowners insurance did rise a few hundred dollar per year a few years back when it was "ruled" that Charleston (and our area of Mount Pleasant) was in an earthquake zone.

There can be major differences in insurance cost in SC, especially auto insurance cost. Shop wisely.

Last edited by accufitgolf; 02-06-2012 at 04:01 PM..
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Old 02-06-2012, 03:56 PM
 
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Quote:
Originally Posted by Robynn View Post
Thanks for the expanded info wed. May have to think more about Summerville. :/
Have you considered Goose Creek?
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Old 02-06-2012, 04:06 PM
 
157 posts, read 274,049 times
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Goose Creek - not yet

Accufit - Just learned my exact same auto coverage will go from $480 to $750 annually. Can you clarify your comment - you say "rise a few hundred dollar per year a few years back." Was it a one time jump or a recurring annual increase of a few hundred bucks?
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Old 02-06-2012, 04:09 PM
 
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Quote:
Originally Posted by jbburke View Post
Have you considered Goose Creek?
We took it off the list awhile ago and with all this information, I cannot remember why. Maybe because my DH prefers a brand new house and there weren't any there? Or maybe because it is too far from work? Can't remember ... sorry :/
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Old 02-06-2012, 04:11 PM
 
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Originally Posted by wedmiston View Post
Goose Creek - not yet

Accufit - Just learned my exact same auto coverage will go from $480 to $750 annually.
We have high auto insurance already and if that quote is for one person, ours will go down! Yippee!
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Old 02-06-2012, 05:02 PM
 
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Wife and I, but we have an old car and there are a lot of variables to determine a rate (age of car, driving record, ages)
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