Flood Plain

Buying land is exciting, especially when you find the perfect property with beautiful views, mature trees, or extra acreage.  However, if that land is located in or near a floodplain, it’s important to understand the risks, requirements, and opportunities before you build.The good news is that land in a flood zone does not automatically mean you cannot build.  With proper planning, surveys, and guidance from experienced professionals, many properties can still become ideal home sites.

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What Is a Flood Zone?

A flood zone is an area identified by the Federal Emergency Management Agency (FEMA) as having a certain level of flood risk. FEMA uses flood maps to classify properties into different categories, ranging from low-risk areas to high-risk flood zones.Common flood zones include:

• Zone X: Low to moderate flood risk
• Zone A: High-risk flood area
• Zone AE: High-risk area with established flood elevations

These designations are used by cities, counties, builders, insurance companies, and lenders to determine:

• Building requirements
• Permit needs
• Elevation standards
• Flood insurance requirements

You can research a property’s flood status through FEMA’s Flood Map Service Center:FEMA Flood Map Service Center

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First Step: Determine Where the Flood Plain Actually Is

One of the biggest misconceptions about flood plains is that the entire property is unusable. In many cases, only a portion of the land falls within the flood zone.For example, on a five-acre tract, the flood plain may only affect a small section near a creek or drainage area, while the future home site could be located hundreds of feet away in a safe location.Because FEMA maps are generalized, it is important to verify the exact boundaries with a professional survey.

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Elevation Matters

Another key factor is the elevation of your proposed home site.Even if part of the property is in a flood plain, the area where you plan to build may sit several feet above the highest predicted flood elevation. This can make the property suitable for construction with the proper documentation.Many cities and counties simply require certification that the home will be built above the required flood elevation level. Some areas may require additional engineering or elevation surveys.

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Why You Need a Professional Land Survey

Before purchasing or building on land in a flood zone, it is wise to hire a licensed land surveyor.A surveyor can:

• Identify flood plain boundaries
• Determine exact elevations
• Prepare elevation certificates
• Meet city and county requirements
• Help builders and lenders confirm the property is buildable

Surveyors familiar with FEMA maps and local regulations can often save buyers time, money, and uncertainty.

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Real-World Example

We recently worked with a client whose land was located within a FEMA-designated 100-year flood plain. The city required certification showing the future home would sit at least two feet above the highest flood elevation.After completing an elevation survey, the surveyor discovered that the prepared home site was already four feet above the required level.The city approved the permit, and construction moved forward without issue.This is a good example of why flood maps alone should not determine whether a property is right for you.

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Risks of Buying Land in a Flood Zone

Like any real estate purchase, flood plain properties come with considerations:

Higher Insurance Costs

Flood insurance may be required by your lender and can increase overall ownership costs.

Potential Property Damage

Flooding can create expensive repairs if proper precautions are not taken.

Additional Building Requirements

Elevated foundations, engineered pads, or other construction methods may be necessary.

Permit Delays

Additional surveys and approvals can add time to the building process.

Resale Considerations

Some buyers may hesitate to purchase homes located in designated flood zones.

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Potential Advantages of Flood Plain Properties

There can also be benefits to buying land near rivers, lakes, creeks, or open spaces.

Lower Land Prices

Flood zone properties may sell for less than similar land outside flood areas.

More Privacy

Less competition can provide opportunities to purchase larger tracts.

Beautiful Views

Waterfront and creek-side properties often offer scenic surroundings.

More Acreage for Your Budget

Buyers can often afford larger parcels of land.

Buildable Opportunities

Many flood plain properties can still be developed safely with proper elevation and planning.

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Do You Need Flood Insurance?

If you obtain a mortgage and your home is located in a high-risk flood zone, lenders typically require flood insurance.Even if insurance is not required, it may still be a wise investment.According to FEMA, just one inch of floodwater can cause more than $25,000 in damage. Flood insurance can provide valuable protection for one of your largest investments.

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Don’t Let a Flood Plain Automatically Eliminate a Property

Flood plain properties require additional research, but they are not necessarily bad investments. The key is understanding:

• The actual flood boundaries
• The elevation of the building site
• Local permit requirements
• Insurance costs
• Professional survey recommendations

With guidance from experienced builders, surveyors, and mortgage professionals, many buyers successfully build homes on properties located near flood zones.

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Financing Land and Construction Loans in Oklahoma

If you are considering purchasing land or building a custom home, Spurr Mortgage can help you understand your financing options, including land loans and one-time close construction loans.Our team works with buyers throughout Oklahoma and can help you evaluate whether a property may be suitable before you move forward.

Contact Spurr Mortgage

Jennifer Buffington Spurr Mortgage Corporation 233 E. 10th Street Plaza, Suite 3 Edmond, OK 73034