What You Need to Know About Flood Zones and Insurance Coverage Before Buying in Florida

Flood Zone Ahead!

Living in Florida means sunny skies, coastal breezes, and—yep—flood zones. Whether you're house hunting in Tampa, Spring Hill, or anywhere in the Greater Tampa Bay Area, flood zones and insurance can have a big impact on your mortgage approval and monthly budget.

If you’re a homebuyer in Florida, here’s what you really need to know:

What Is a Flood Zone?

Flood zones are determined by FEMA and indicate how likely an area is to flood. These zones are tied to elevation, storm risk, and proximity to water. Here's a simplified breakdown:

• Zone AE or VE: High-risk zones. If you're financing a home here, flood insurance is usually required.

• Zone X (shaded): Moderate risk.

• Zone X (unshaded): Minimal risk.

Even homes not in high-risk zones can still flood. In fact, over 20% of flood insurance claims come from low-to-moderate risk areas.

Tampa Flood Map

How Does This Affect Your Mortgage?

When lenders calculate your loan, they don’t just consider the principal and interest—they also factor in taxes, insurance, and HOA fees (if applicable). Florida flood insurance coverage premiums can range from a few hundred to several thousand dollars per year depending on your flood zone and the property’s elevation.

Higher premiums = higher monthly costs = potentially lower loan approval amounts.

That’s why it’s crucial to get a flood insurance quote early in the process—ideally during the inspection period—so there are no surprises that impact your budget or approval.

A Great Insurance Agent Can Make or Break the Deal When It Comes To Flood Coverage In Florida

We can’t stress this enough: having a knowledgeable insurance agent on your side makes all the difference.

Here’s a real example from a recent deal: Tito Cabrera with Florida Strategic Insurance caught something HUGE on a property that appeared to be in Flood Zone AE (a high-risk zone). Most agents would’ve stopped there, but Tito dug deeper and discovered a Letter of Map Amendment (LoMA)—which officially reclassified the home into Flood Zone X (low risk).

Because of that small but critical detail:

• Flood insurance was no longer required by the lender

• The insurance cost dropped significantly

• The deal stayed on track and closed without a hitch

What to Watch For:

• Always ask your lender or realtor about the flood zone before making an offer.

• Get a flood insurance quote early, during your inspection period.

• Request an elevation certificate or check for a LoMA—it could mean major savings.

Can You Avoid Flood Insurance?

If you’re paying cash, yes—but it’s risky. If you're financing and the property is in a high-risk flood zone, flood insurance is almost always required. However, as we’ve seen, there are exceptions, and it’s worth investigating.

Bottom Line: Flood zones don’t have to be a deal-breaker, but they should always be part of the conversation. Knowing the true risk (and how it impacts your mortgage) upfront saves time, money, and stress. At Shupe Lending Group, we work with trusted local insurance experts who go the extra mile—because little details can lead to big wins.

Jonathan Shupe Branch Manager

Jonathan Shupe NMLS ID# 1649211 is Manager of Shupe Lending Group NMLS ID# 2478065. Jonathan Shupe and his team of loan officers are licensed in multiple states. Many of the borrowers of Shupe Lending Group are individuals who did not qualify at other lenders due to those lenders overlays on government and conventional loans. We have a reputation of being able to work with over 270 different lenders to be able to offer out clients dozens of non-QM and alternative financing loan programs. Any non-QM mortgage loan program available in the market will be offered by our team at Shupe Lending Group. Our team is available 7 days a week, evenings, weekends, and holidays.