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Old 07-03-2016, 08:19 AM
 
Location: Sneads Ferry, NC
11,319 posts, read 19,940,242 times
Reputation: 5106

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Quote:
Originally Posted by tarheel79 View Post
I've heard many areas of SJ are prone to flooding in heavy rain. Is this true and if so what should one look for when touring the community? Are there certain areas that drain better?
The soil is all sandy, so it drains fairly fast after rain. The creeks in SJP run roughly to the southeast, so the highest and dryest parts are the northwest.

It may be tempting to look at a pond-front lot, however look at whether the pond has drainage. There appear to be a cluster of ponds in Woodlands Park and along Chinquapin Lane that appear not to have drainage.

You can also check whether an address is in a flood-zone by checking Floodsmart.gov . There is also an "Atkins Flood Map" application you can download to a smartphone to use while touring.

Last edited by goldenage1; 07-03-2016 at 08:33 AM..
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Old 07-03-2016, 02:39 PM
 
4,985 posts, read 2,234,404 times
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Define flooding. SJP is on the coast, the ICW and has natural marshlands in a several areas including "Polly Gully" at Members Club.

The entire coast of NC is mostly sandy soil all the way up into the foot hills. The areas close to the coast like SJP can be a bit slow to drain. There are a number of interconnected ponds and many of the street edges are shaped to facilitate drainage. Except in the heaviest rain, over all the drainage is good. In heavy rains that last more than a couple of hours, some spots may take an hour or two to drain. In heavy rains that may happen over several days, some areas may have a couple of inches of water that takes a day or two to drain. Note a lot of key words here like "may", "might", "sometimes" etc.

Generally flooding is not an issue. If a lot in is in a low laying area you probably want to consider a raised slab foundation or maybe even pilings if it is directly on the water. Dampness, mold and mildew can be a problem any where on the coast, not just SJP.

Look carefully at any lot you are considering. There are some that are just low. I have seen a few that water stands in almost after every rain, but these are the exception. If a lot has houses on both sides that look a litter higher, and the street is higher and there is no good place for water to go .... you might want to look at another lot.

Before you sign on the dotted line, ask to see a lot survey with elevations. These elevations play a part in flood insurance that you will pay for the entire time you own a home on the lot.

So ... flooding in the sense of tidal waves and standing water up to your neck or even your knees is not really a problem. Wet ground may be. It may be easily controlled with a few french drains, a bit of back fill, appropriate foundation and so on. It could be a pain in the butt.

There are certainly areas of SJP closer to 211 that are high and dry with little or no concern about drainage.

Just use common sense, be aware that some people will tell you how bad SJP is because they want to sell you somewhere else. Also be aware that there are a few lots in SJP that truly could be problematic with standing water.

Good luck.
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Old 07-04-2016, 06:32 AM
 
76 posts, read 91,263 times
Reputation: 31
Thanks for the replies. The wife and I were down in mid June for half a day. Will take advantage of the Discovery package in September or October to get a better feel for the area.

Eighteen months from pulling the retirement trigger and we are still deciding where on the NC/SC coast we will land. Live in Greensboro so familiar with a lot of areas. Stopped in SJP a few years back for the first time so it's relatively new on our list. The area is nice but deciding if we would enjoy a less populated area like SJP. We are also considering Pawleys Island and Hilton Head. I'm a huge Hilton Head fan but too far from the kids for my wife.

No matter where we retire we will most likely build. Riding around SJP can be daunting the first few times. Difficult to tell one area from another especially looking at lots. We spent time in The Reserve area looking at a multitude of lots. A little scary picking up after 40 years in the same area. Upward on onward!
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Old 07-27-2016, 06:26 AM
 
Location: New Jersey
794 posts, read 1,645,460 times
Reputation: 343
Just an FYI regarding Worms and Coffee .....

Farewell 'Worms and Coffee': Midway Trading Post closing July 30 | BrunswickBeacon.com
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Old 07-27-2016, 06:27 AM
 
6,800 posts, read 4,535,509 times
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Quote:
Originally Posted by Stonecreek67 View Post
Article is behind a paywall and can't be accessed.
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Old 07-27-2016, 06:36 AM
 
Location: Southport, NC
27 posts, read 27,866 times
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Just Google "farewell worms and coffee"
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Old 07-27-2016, 06:50 AM
 
6,800 posts, read 4,535,509 times
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Quote:
Originally Posted by dmkmd View Post
Just Google "farewell worms and coffee"
You missed my point.
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Old 07-27-2016, 06:51 AM
 
Location: Cape Fear, North Carolina
192 posts, read 165,915 times
Reputation: 141
Thanks, Stoney.
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Old 07-27-2016, 08:41 AM
 
Location: New Jersey
794 posts, read 1,645,460 times
Reputation: 343
There IS a bottom line.... Worms and Coffee is no more.
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Old 07-27-2016, 09:49 AM
 
4,985 posts, read 2,234,404 times
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A nice article

https://www.ourstate.com/midway-trading-post/
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