In the first week of July, 2025, a flash flood struck the Texas Hill Country, killing at least 95 people, including kids at a summer camp. Floods like this can happen so fast and are deadly. In some ways, they can’t be avoided and are a true tragedy.
Losing money investing in real estate does not compare to the loss of life that occurs by flooding annually, so it’s a little hard to focus on the financial impact, but I’m going to attempt to do so.
Previously, I wrote about whether you should buy a house in a flood zone. You might want to check out that post for the background. It’ll tell you how to find the FEMA maps.
Here’s an area along the Missouri river in Southeast South Dakota.
On the FEMA site, you’ll be able to zoom in to areas closer to where you are looking. It shows a satellite view of the area. Anything not highlighted with a color has less than 0.2% annual chance of flooding. If your property is in this area, it is unlikely you will be required to purchase flood insurance by your bank and you can reasonably believe you won’t have major flood damage. That does not mean you don’t have to take typical steps, like having a working sump pump.
Anything with orange shading has a greater than 0.2% annual flood risk. Anything in blue is a high-risk area. Notice that on this map, there are no buildings in the blue areas, likely because this is a newer community and local regulations prohibit building there. Also of note, the curved hatched black line in the upper middle of the map is a levee. It is likely why there is a large orange area around it, which would have been blue if not for the levee. Areas in orange do not have mandatory flood insurance. It’s possible your bank may require it, though.
Areas in blue have a higher risk of flood. Communities which participate in the National Flood Insurance Program (NIFP) will require those with federally regulated mortgages or insured lenders to have flood insurance. Check here to determine if your city or county participates in the NFIP.
The blue and maroon hatched areas are designated floodways and are prone to flooding annually.
The website allows you to put in an address and that is the easiest way to find the one you are considering. Make sure you check this for your next purchase. It is quick and easy and can make a big difference.
