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Old 08-10-2012, 02:58 PM
 
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I'd be surprised if lot-by-lot they differ in being in a designated flood area. It goes without saying, that whole area is bordering the Bay. See if this link works, find Camp Arrowhead Road, and try to locate that particular subdivision, which is not marked on here. But, this is the area. I see my link in an above post doesn't work. AE means "in a designated flood area". X means, Not.

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Old 08-10-2012, 05:49 PM
 
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Sorry, the Flood Zone Viewer Links disappear after a bit. Google FEMA and plug an address, or road in. The flood maps come up and you can determine exactly where the flood areas are.
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Old 08-11-2012, 09:13 AM
 
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Keep in mind that the lender makes the determination on whether flood insurance will be required. The lender will obtain a 'flood cert' (not to be confused with the 'elevation cert' described below) from a national database/service that they use to make the call. I would't bank on what the builder or what anyone else says, since the final word is up to the lender. Even if just a sliver of the property is in a high risk zone, plan on paying for flood insurance.

The cost of the premium in a high risk zone can be as low as ~$500/yr and as high as several thousand per yr. The actual premium you'll pay in a high risk zone is based on the elevation certificate that is done at the end of construction and submitted to the insurance co. The elevation certificate is a survey that shows -- very accurately -- the finished height of the various structures and grades on the property. Differences of just a few inches either way can move the premium cost up or down.
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Old 08-11-2012, 09:19 AM
 
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Quote:
Originally Posted by missyEd View Post
Keep in mind that the lender makes the determination on whether flood insurance will be required.
I see you are very knowledgeable. Have you looked at the flood map panel for that Camp Arrowhead Road area?
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Old 08-12-2012, 06:47 AM
 
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Quote:
Originally Posted by rdlr View Post
I see you are very knowledgeable. Have you looked at the flood map panel for that Camp Arrowhead Road area?
Yes, I looked at that one as well as others for other communities, but it's sometimes hard to determine if a specific piece of property is in or out of a particular zone. Sussex Co also has an online mapping system that allows you to zoom in/out and turn on/off various overlays, including flood zones (Sussex County Online Mapping System). You can also contact the Sussex Co. floodplain coordinator directly and ask for them to look up a specific lot. I believe you contact them through the planning & zoning office. If there is any question as to whether any part of the property may be in a high risk zone, best that you confirm that upfront with the lender.
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Old 08-12-2012, 08:19 AM
 
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Quote:
Originally Posted by missyEd View Post
Yes, I looked at that one as well as others for other communities, but it's sometimes hard to determine if a specific piece of property is in or out of a particular zone. Sussex Co also has an online mapping system that allows you to zoom in/out and turn on/off various overlays, including flood zones (Sussex County Online Mapping System). You can also contact the Sussex Co. floodplain coordinator directly and ask for them to look up a specific lot. I believe you contact them through the planning & zoning office. If there is any question as to whether any part of the property may be in a high risk zone, best that you confirm that upfront with the lender.
My line of work involves making that determination, and I have a paid subscription flood map source, which is very detailed and much more specific than the FEMA site. However, the lender will still order a flood certification in many parts of Delaware - thus, nailing down how much the policy will cost.
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Old 08-12-2012, 11:40 AM
 
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Quote:
Originally Posted by rdlr View Post
My line of work involves making that determination, and I have a paid subscription flood map source, which is very detailed and much more specific than the FEMA site. However, the lender will still order a flood certification in many parts of Delaware - thus, nailing down how much the policy will cost.
I thought the lender determines if flood insurance is required, then the elevation certificate is what is used (by the insurance company) to determine what the actual premium will be.
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Old 08-12-2012, 12:12 PM
 
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Quote:
Originally Posted by missyEd View Post
I thought the lender determines if flood insurance is required, then the elevation certificate is what is used (by the insurance company) to determine what the actual premium will be.
Yes, eventually. See Direct Message.
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Old 01-17-2013, 03:57 AM
 
Location: Arezzo, Italy and Lewes, DE
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Just as an update, I moved into Bayfront at Rehoboth in October. Since then, 5 more homes have been built and occupied, and several more are under construction. We all survived Hurricane Sandy with no damage, although water did rise above normal levels and entered a few back yards. I did take flood insurance, although I wasn't required to because while part of my lot is in a designated flood zone, the structure is not. It cost me $370 a year for peace of mind. Homeowner's fees have not risen since the first house was built. Part of the $244 we pay per month goes into the reserve. My builder, Select, is moving to another development nearby and Schell Brothers is coming in to finish the building, along with Insight. I understand the owners/investors wanted Schell right after the original builder went out of business, but they were stretched too thin at the time. Schell builds gorgeous houses, but they are more expensive per square foot, at least it looks that way to me. Select has been great to work with, all my punch list items are handled quickly and professionally. The neighbors are great, active in the management of the community, and I got to attend a Christmas progressive dinner that let me meet everyone and see some of their gorgeous homes. In summary, a great place to live. I am so glad I made the decision a year ago to take the risk on a newer community. If fact, I'm not sure I want a whole lot more people to buy there! It's very peaceful as it is.
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Old 01-17-2013, 06:23 AM
 
Location: Long Neck,De
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Quote:
Originally Posted by Arezzo View Post
If fact, I'm not sure I want a whole lot more people to buy there! It's very peaceful as it is.
That is what I love about off season here.
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