One of the first questions we hear from buyers in Volusia County is, “Is this house in a flood zone?” It is a smart question. Flood damage is generally not covered by a standard homeowners policy, and the answer can affect your insurance costs, your lender’s requirements and how comfortable you feel in the home. This guide shows you how to look up a Volusia County address, what the zone labels mean, and what to ask before you write an offer.

The short answer

According to Volusia County, every property in the county is located within a flood zone designated by the Federal Emergency Management Agency (FEMA); the county has no authority in assigning the zones. Some zones indicate a higher risk than others, but flooding can happen anywhere, so the zone is a starting point rather than the whole story.

How to check a Volusia County address in five steps

  1. Get the full street address. Include the city and ZIP code. If you are comparing homes, make a list.
  2. Use Volusia County’s flood tools. The county offers a flood zone and risk lookup and a flood map viewer. Enter the address with the city and state, and the map zooms to the property.
  3. Confirm on FEMA’s official map. The county notes that its map information is not survey accurate and recommends independent verification. FEMA’s Flood Map Service Center has the official flood hazard maps.
  4. Write down the zone and ask about elevation. A home’s elevation compared with the base flood elevation matters. Ask the seller whether an elevation certificate exists.
  5. Call an insurance agent early. Get a quote for flood insurance, and for wind coverage, before your inspection period ends.

What the flood zone labels mean

This table summarizes how Volusia County describes FEMA’s zones.

Zone Risk level What it means
A or AE High 1% annual chance of flooding (often called the “100-year floodplain”); base flood elevations are established.
VE High (coastal) 1% annual chance of flooding, with added coastal wave action.
AH or AO Moderate to high Flooding from shallow water, ponding or drainage channels.
X (shaded) Moderate 0.2% annual chance of flooding (often called the “500-year floodplain”).
X (unshaded) Low Minimal flood risk, but not zero.
D Undetermined Flood risk has not been studied.

The county explains that a “100-year flood” is not a flood that happens once every 100 years. It is the flood elevation that has a 1% chance of being equaled or exceeded in any given year.

Does a flood zone mean I must buy flood insurance?

It depends on the zone and how you pay. FEMA’s FloodSmart program explains that if a property is in a high-risk zone (labeled A or V) and has a federally backed mortgage, flood insurance is required as a condition of the loan in communities that participate in the National Flood Insurance Program (NFIP). In moderate- and low-risk zones, it is not mandatory by law, but your lender may require it, and flood insurance is still available and recommended. If you are paying cash, there is no lender to require it, but the risk is the same. Ask your lender what applies to your loan.

Two more points worth knowing:

  • Homeowners insurance generally does not cover floods. Volusia County notes that flood insurance is typically not included in standard homeowners policies and must be purchased separately, usually through the NFIP or a private insurer.
  • There is usually a waiting period. NFIP policies not issued in connection with making, increasing, extending or renewing a loan have a 30-day waiting period, according to the FDIC’s flood insurance compliance manual. A one-day period applies in some cases after a flood map is revised. Ask your insurance agent how it applies to you so you are not caught without coverage.

Flood zone isn’t the only risk to ask about

Volusia County points out that flood risk also depends on:

  • Elevation: whether the home sits above or below the base flood elevation.
  • Proximity to water: rivers, lakes, canals, the ocean and wetlands.
  • Drainage: some neighborhoods sit in closed basins where rainwater has no natural outflow.
  • Ground saturation: whether a yard holds water during regular rains.

The county also publishes a separate storm surge map (choose “Storm Surge” in the county’s interactive mapping) that shows whether an address is in a hurricane storm surge or evacuation zone. According to the county, evacuation zones are not the same as flood zones; they are based on a property’s vulnerability to storm surge. Check both if you are buying near the coast or the river.

Where you are shopping matters too. Riverfront and low-lying properties in Port Orange, homes near the St. Johns River in DeLand and DeBary, and coastal areas such as New Smyrna Beach can carry different flood considerations than higher ground. Every property is different, so check the specific address.

Florida’s seller flood disclosure

Florida requires sellers of residential real property to give the buyer a flood disclosure. The requirement is in section 689.302, Florida Statutes.

Questions to ask before you make an offer

  • What flood zone is this address in, according to FEMA’s map?
  • Is there an elevation certificate, and what does it show?
  • What would flood insurance cost, and what would wind coverage cost?
  • Does the lot drain well after heavy rain? Can I visit after a storm?
  • Does my inspector see signs of past water intrusion?

Your agent can help gather this information. Learn more about the insurance coverage you need when buying a home and why a home inspection matters.

Frequently asked questions

Is all of Volusia County in a flood zone?

According to Volusia County, every property in the county is located within a FEMA flood zone designation. Zones range from high risk to low risk, and flooding can happen anywhere, regardless of zone.

Do I need flood insurance in a low-risk zone?

It is not mandatory by law for properties in moderate- or low-risk zones, but your lender may require it, and it is still available. FloodSmart says about 1 in 3 flood insurance claims come from low- and moderate-risk zones, and Volusia County notes that flood damage is not covered by standard homeowners insurance. Ask an insurance agent for a quote.

Can a home’s flood zone change?

Flood maps are updated from time to time. Volusia County lists its current flood risk products as effective February 19, 2014, September 29, 2017 and August 7, 2018, and says significant portions of its flood risk maps became effective September 29, 2017. Make sure you are looking at the current effective map, and check again if you own the home for a long time.

Where do I see the official flood map?

Use FEMA’s Flood Map Service Center and Volusia County’s flood map viewer. Enter the full address with city and state.

What is an elevation certificate?

It is a document that records a building’s elevation relative to the base flood elevation. Volusia County’s Building and Code Administration division may have one on file for a property. Ask the seller or your insurance agent whether one exists.

Does the seller have to give me a flood disclosure?

Yes. Florida requires sellers of residential real property to give the buyer a flood disclosure. See section 689.302, Florida Statutes.

Talk to a local agent

Our agents help buyers in DeLand, DeBary, Port Orange, New Smyrna Beach and across Volusia County check flood zones and gather insurance quotes before they commit. Start on our Buy a Home page, read our step-by-step buying guide, or stop by an office. Thinking of selling? See our home-selling guide.

Sources

This article is general information, not legal, insurance or tax advice. Flood zones and insurance requirements vary by property and by lender. Confirm details with FEMA, Volusia County, your insurance agent and your lender.