FEMA’s recent overhaul of Cape Coral’s flood maps, finalized in November 2022 following Hurricane Ian’s wake-up call, has turned the tables for many homeowners. These updated maps, armed with sharper flood risk data, have redrawn the lines—sometimes leaving a home elevated safely in a low-risk X Zone while its pool or backyard now dips into a high-risk AE Zone. This unexpected split can catch property owners off guard, especially those with mortgages, as lenders may now require flood insurance despite the house itself staying out of harm’s way—and even when the property remains untouched by water, far from flooding during past storms. With higher premiums post-Ian, keeping tabs on your property’s new flood status is more valuable than ever.

But here’s the good news: you’ve got options. Local experts, like third-party firms specializing in flood zone disputes, can step in, review your elevation data, and push FEMA for a Letter of Map Amendment (LOMA) to shift your property—or at least your home—out of the high-risk category, often in no time flat. Want to handle it yourself? Snag an elevation certificate from a surveyor and apply for a LOMA through FEMA’s online portal. A pool edging into an AE Zone doesn’t have to spell trouble for your insurance, and sorting this out can protect you from unexpected costs while keeping your investment secure. Picture this: a flood map tags a house in an X Zone—smooth sailing, right? Zoom in, and the pool’s corner slips into AE, triggering a loan’s insurance rule—despite no flooding ever touching the home.

Without a sharp Realtor’s local expertise, this hiccup could’ve derailed the deal. Want the full scoop? Tune in to our broker Susan and top agent Sarah unpacking it on our YouTube channel. Cape Coral Flood Insurance Information Video

 

 

 

P.S. Did you know that you can check on a home's elevation/flood zone right on the City of Cape Coral's GIS system?  https://www.capecoral.gov/department/information_technology_services/disclaimer.php Check it out!

 

Cape Coral Flood Map

Want to see the site elevation certificate for your house in Cape Coral? It's easy to check - here try it: https://capecoralfl.withforerunner.com/

 

Article written by Sarah Rothenberg