Need help understanding flood plans (Houston: real estate, insurance, houses)

[kpearce88]

I’m located in Baltimore and create a post a couple months on here asking about Houston. Plan on moving to Houston in the summer of 2020. Still trying to find neighborhoods close to the downtown area so to minimize traffic. Another concern I have is flooding. I was told not all that laces flood and to look at the flood plan. I’m lost! Not understanding what I should be looking for and what the 100 yr, 500 yr, etc means. Can someone give me some insight? What am I looking for?

[SugLandDAd]

Here is a good place to start:

https://www.harriscountyfemt.org/

https://msc.fema.gov/portal/search#searchresultsanchor

My favorite:

http://www.eng.hctx.net/Portals/33/P...dplain_map.pdf

This will give you a heads up on what areas are low lying, and fall withing the "expected" flood areas. The terms 100 and 500 year flood plain are kind of misleading in Houston, as with the climate changing, the new boundaries aren't really well established yet.

The problem is that the Flood Plain maps do not tell the entire story. Some areas in the 100 and 500 year flood plains didn't flood, and some areas outside the floodplains did. Flooding in Houston is a very local issue, and while typically caused by elevation and proximity to water sources such as bayous......localized flooding can happen outside the 100 and 500 year flood plains, due to local infrastructure issues.

Stay out of the 10 and 100 year flood plains...... as for the 500? that covers so much of Houston now that it appears most people are willing to live there, and accept the risk. It is still worth checking where you can (google search, online forums etc ) to see if that specific location in that 500 year flood plain had a problem.

[houston-nomad]

Originally Posted by SugLandDAd

Here is a good place to start:

https://www.harriscountyfemt.org/

https://msc.fema.gov/portal/search#searchresultsanchor

My favorite:

http://www.eng.hctx.net/Portals/33/P...dplain_map.pdf

This will give you a heads up on what areas are low lying, and fall withing the "expected" flood areas. The terms 100 and 500 year flood plain are kind of misleading in Houston, as with the climate changing, the new boundaries aren't really well established yet.

The problem is that the Flood Plain maps do not tell the entire story. Some areas in the 100 and 500 year flood plains didn't flood, and some areas outside the floodplains did. Flooding in Houston is very local issue, and while typically caused by elevation and proximity to water sources such as bayous......localized flooding can happen outside the 100 and 500 year flood plains, due to local infrastructure issues.

Stay out of the 10 and 100 year flood plains...... as for the 500? that covers so much of Houston now that it appears most people are willing to live there, and accept the risk. It is still worth checking where you can (google search, online forums etc ) to see if that specific location in that 500 year flood plain had a problem.

This is pretty good advice. In my part of town, the 500-year areas did not flood in Harvey. Most of the 100-year areas did. The maps were very predictive. That is not true everywhere though so talk to people locally. Because of the size of the city, bayous, etc. there's a lot of variability.

[kpearce88]

Originally Posted by SugLandDAd

Here is a good place to start:

https://www.harriscountyfemt.org/

https://msc.fema.gov/portal/search#searchresultsanchor

My favorite:

http://www.eng.hctx.net/Portals/33/P...dplain_map.pdf

This will give you a heads up on what areas are low lying, and fall withing the "expected" flood areas. The terms 100 and 500 year flood plain are kind of misleading in Houston, as with the climate changing, the new boundaries aren't really well established yet.

The problem is that the Flood Plain maps do not tell the entire story. Some areas in the 100 and 500 year flood plains didn't flood, and some areas outside the floodplains did. Flooding in Houston is a very local issue, and while typically caused by elevation and proximity to water sources such as bayous......localized flooding can happen outside the 100 and 500 year flood plains, due to local infrastructure issues.

Stay out of the 10 and 100 year flood plains...... as for the 500? that covers so much of Houston now that it appears most people are willing to live there, and accept the risk. It is still worth checking where you can (google search, online forums etc ) to see if that specific location in that 500 year flood plain had a problem.

Very good advice. Definitely can start with this thanks. So pretty much stay out of areas by bayous and below the 500 year plan? Good idea to talk to people. Once I get closer to finding a good neighborhood I’ll ask around. Could change since I’m not moving for a couple months.

[houston-nomad]

Your flood insurance rates will also vary based on flood plain, which is another good reason to avoid 100-year. You would be kind of crazy not to carry flood insurance in Houston.

[westsidewolf1989]

The flood plain maps are way out of date and supposedly aren't going to be updated until 2023 (see news release) - many in the 500-year zones are probably actually in 100-year zones. Do not buy a home that is not somewhat elevated off the ground and make sure to get flood insurance.

https://apnews.com/58449ab480024e208d6649de492296de

[SugLandDAd]

New flood maps became effective on November 15, 2019, for Harris County, TX

[tstone]

As a native, flooding has always been an issue here and always will be an issue. And there have always been "repeat offender" areas.

That said, I would entirely avoid anything in the 100 year, as one day that may be designated as "floodway" which means if you go to sell the buyer will have trouble getting a mortgage. And you won't be allowed to build anything else on your lot (such as a shed).

I think 500 year is ok for a home you plan on selling in 6-8 years, but don't be surprised if it takes on a little water and gets put into the 100 year, making you lose equity overnight.

If it's a place you plan on staying "forever" or at least very long term, avoid a floodplain altogether.

[kpearce88]

Originally Posted by tstone

As a native, flooding has always been an issue here and always will be an issue. And there have always been "repeat offender" areas.

That said, I would entirely avoid anything in the 100 year, as one day that may be designated as "floodway" which means if you go to sell the buyer will have trouble getting a mortgage. And you won't be allowed to build anything else on your lot (such as a shed).

I think 500 year is ok for a home you plan on selling in 6-8 years, but don't be surprised if it takes on a little water and gets put into the 100 year, making you lose equity overnight.

If it's a place you plan on staying "forever" or at least very long term, avoid a floodplain altogether.

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

[houston-nomad]

Originally Posted by tstone

As a native, flooding has always been an issue here and always will be an issue. And there have always been "repeat offender" areas.

That said, I would entirely avoid anything in the 100 year, as one day that may be designated as "floodway" which means if you go to sell the buyer will have trouble getting a mortgage. And you won't be allowed to build anything else on your lot (such as a shed).

I think 500 year is ok for a home you plan on selling in 6-8 years, but don't be surprised if it takes on a little water and gets put into the 100 year, making you lose equity overnight.

If it's a place you plan on staying "forever" or at least very long term, avoid a floodplain altogether.

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.