If you're buying a home on the North Carolina coast, you're going to hear a lot about flood zones. One of the biggest misconceptions I hear is, “This house isn't in a flood zone.”

Every property is mapped into a FEMA flood zone. The real question is: Which flood zone is it in?

Here's a simple breakdown.

X Flood Zone

An X flood zone is generally considered a lower-risk area compared with FEMA's Special Flood Hazard Areas. If you're financing a home in an X zone with a federally regulated or insured lender, flood insurance is generally not federally required based solely on the flood zone.

That doesn't mean the property can't flood.

We live on the coast, and heavy rain, hurricanes, drainage issues, and storm surge can cause flooding outside of higher-risk zones. Some homeowners in X zones still choose to carry flood insurance for peace of mind.

AE Flood Zone

An AE flood zone is a higher-risk flood area with a FEMA-established Base Flood Elevation, or BFE.

You'll often see something like AE 7 or AE 9 on a flood map. That number relates to the Base Flood Elevation used for floodplain management—not a prediction that seven or nine feet of water will enter the house.

If you're getting a federally backed mortgage on a home in an AE zone, flood insurance will generally be required.

VE Flood Zone

A VE flood zone is a higher-risk coastal area exposed not only to flooding but also to wave action during major storms.

You'll commonly find VE zones along oceanfront and highly exposed coastal areas. Building requirements are typically more stringent because the structure has to account for both rising water and waves.

Don't Let the Flood Zone Tell the Whole Story

When buying coastal property, the FEMA flood zone is important—but it's only one piece of the puzzle.

You should also consider the home's actual elevation, construction, previous flooding, drainage, and the cost of flood insurance.

If you're considering buying a home on the Crystal Coast and have questions about flood zones or other things you should watch for when purchasing coastal property, give me a call. I'm happy to help.