Need help understanding flood plans (Houston, Humble: area, flooding, rain)

[kpearce88]

Originally Posted by houston-nomad

This is the new reality thanks to climate change. People have to think differently about their investment into real estate... a winner today could be a loser tomorrow. Don't over-invest. Flood in Texas, fires in California, Florida communities now underwater for months. People who had to walk away from their houses here in Houston at a loss didn't see it coming. Don't over-invest.

Plan to rent first so I can get a feel. Goal was to buy later on but you make a good point.

[tstone]

Originally Posted by kpearce88

Wow didn’t know you could avoid a flood plan all together

You can. See this map: https://www.harriscountyfemt.org/

I am outside of any floodplain (Zone X) but surrounded, so although my street didn't flood during Harvey it was impossible to get out until the "moat" drained off. That actually happens once every few years.

In the case where you are sitting on a "high" spot (say 5-10 ft higher than the surrounding area), many times it is due to a fault running through your area. Before you buy a house, I advise finding documentation for the land the neighborhood was built on-- If the developer did things correctly, the fault was left as green space. I remember seeing on the news a developer put big fancy homes on top of a fault in The Woodlands, which crept and damaged a house pretty bad. No recourse for the homeowner through insurance, and lawsuits were dismissed. Different subject, but the point is you could be 'high & dry' yet exposed to another problem around here.

So I agree real estate around here is better left as a place to live and treat as a piggy bank rather than a crap shoot for hitting it rich.

[chris_ut]

Flood Plain isn't the only consideration. Many of the newer homes on the SW side of town in the flood plain are elevated 3-4 feet off the ground and wont flood even if the older homes do. I would first narrow down the part of town you want to be in that gives you an easy commute then you can narrow it inside there based on all the factors. Just trying to avoid anything remotely in a flood plain is going to limit you more then you need.

[kpearce88]

Originally Posted by chris_ut

Flood Plain isn't the only consideration. Many of the newer homes on the SW side of town in the flood plain are elevated 3-4 feet off the ground and wont flood even if the older homes do. I would first narrow down the part of town you want to be in that gives you an easy commute then you can narrow it inside there based on all the factors. Just trying to avoid anything remotely in a flood plain is going to limit you more then you need.

That’s what I plan on doing. Finding a neighborhood first. Never would’ve known about those homes being elevated. So I guess the flood plan only helps so much.

[westres1]

I am not in the 500 year flood plain but flooded in Harvey because they opened the dams. Buy flood insurance no matter what.

[kpearce88]

Originally Posted by chris_ut

Flood Plain isn't the only consideration. Many of the newer homes on the SW side of town in the flood plain are elevated 3-4 feet off the ground and wont flood even if the older homes do. I would first narrow down the part of town you want to be in that gives you an easy commute then you can narrow it inside there based on all the factors. Just trying to avoid anything remotely in a flood plain is going to limit you more then you need.

So I’m looking in Atascocita/Humble. Heard the commute to downtown wasn’t too bad.

[kpearce88]

Originally Posted by westres1

I am not in the 500 year flood plain but flooded in Harvey because they opened the dams. Buy flood insurance no matter what.

Wow. So you weren’t in any of the flood plans and it happened? Guess flood plans really don’t matter

[chris_ut]

Commute from Atascocita can be bad if you are in the back as 1960 has terrible traffic. Be close to the freeway or look at Fall Creek. Humble itself is the area around 1960 and Hwy 59 and isnt that nice.

[kpearce88]

Originally Posted by chris_ut

Commute from Atascocita can be bad if you are in the back as 1960 has terrible traffic. Be close to the freeway or look at Fall Creek. Humble itself is the area around 1960 and Hwy 59 and isnt that nice.

Hmm. I’ll look for something close to the highway then. Thanks

[kpearce88]

Originally Posted by chris_ut

Commute from Atascocita can be bad if you are in the back as 1960 has terrible traffic. Be close to the freeway or look at Fall Creek. Humble itself is the area around 1960 and Hwy 59 and isnt that nice.

I was also told some areas have park and rides to get into downtown. Guess I can look into that too