Would you buy this home? (Flood Zone X). (St. Louis, Arnold: 2015, apartment)

[adavid88]

My husband and I have been looking for a home for about ~1.5 y now. We're first time home buyers and I guess we just haven't had much luck. Anyway we finally found a home and they have accepted our offer. Tomorrow morning inspections will be done.

My only issue w/ the house is that it is literally right near a flood zone area. It is technically in Flood Zone X on FEMA's map so minimal/low risk but the 0.2% risk area is a few houses down. (The water shouldn't reach the homes on the street but can reach their driveways.) It's in the 63128 area off Tesson Ferry so it's the Meramec River that reaches it. There's a vet who has lived across the street since '94. He told us our subdivision was built after the great flood of '93. He also said the water has only ever reached the 500y/0.2% chance area 3x since '94 but has never gone past so we should be good.


My husband, realtor, lender, family and friends don't think it's an issue. We like the house and neighborhood but I can't stop thinking about this.

I don't want to back out after inspections tomorrow and regret it.We are so ready to move out of our tiny apartment. We have 2 small boys. I'm afraid we won't find a house like this anytime soon. But I'm also worried that if we do move in that it will always be in the back of my mind whenever it does rain a lot or there is flooding else where in St. Louis.


I wish I could insert a picture of the map.

Thoughts?

[Parnassia]

Originally Posted by adaoud

My husband and I have been looking for a home for about ~1.5 y now. We're first time home buyers and I guess we just haven't had much luck. Anyway we finally found a home and they have accepted our offer. Tomorrow morning inspections will be done.

My only issue w/ the house is that it is literally right near a flood zone area. It is technically in Flood Zone X on FEMA's map so minimal/low risk but the 0.2% risk area is a few houses down. (The water shouldn't reach the homes on the street but can reach their driveways.) It's in the 63128 area off Tesson Ferry so it's the Meramec River that reaches it. There's a vet who has lived across the street since '94. He told us our subdivision was built after the great flood of '93. He also said the water has only ever reached the 500y/0.2% chance area 3x since '94 but has never gone past so we should be good.


My husband, realtor, lender, family and friends don't think it's an issue. We like the house and neighborhood but I can't stop thinking about this.

I don't want to back out after inspections tomorrow and regret it.We are so ready to move out of our tiny apartment. We have 2 small boys. I'm afraid we won't find a house like this anytime soon. But I'm also worried that if we do move in that it will always be in the back of my mind whenever it does rain a lot or there is flooding else where in St. Louis.


I wish I could insert a picture of the map.

Thoughts?

Why not insert a link to the house listing? No one, not even a vet, or someone looking at the location can predict the future. A 500 year flood could occur at any time, even two years in a row...not just one time every 500 years. You have to accept the fact that a flood is somewhat possible, but that would be much the same situation for any home that is located near a river or body of water. Be sure your homeowner's insurance covers flooding. Life is a series of circumstances and risks you have to learn to manage.

[RisingAurvandil]

I believe Zone X indicates that the property is between a 100-year and 500-year flood level. However, the elevation of your ground floor may be higher, e.g. house is elevated or on a hill.

There is a river gage upstream at Arnold on Lemay Ferry Rd: https://water.weather.gov/ahps2/hydr...lsx&gage=arnm7 Looks like the all-time high there was recorded in 2015, when it was higher than '93.

If the property has a basement, that might be a good indicator of past problems or a high water table. Look for cracks, stains, and evidence that a sump is heavily used.

[SunGrins]

It is good to be cautious but they probably would not build that development or ever get it approved if there was a serious threat. I worked as a city planner and there will be a flood plain manager (and review process) in the city or maybe county planning office that can answer questions and interpret the map. In '93 I lived near the Missouri River and the water appeared where you would never expect it. The problem then wasn't just the water but what was in it. I don't know enough about the area but I don't recall that there is industrial or chemical plants upstream that would create a hazard.