Understanding “Above Flood” vs. “Below Flood” Homes in the Florida Keys

When buying or selling a home in the Florida Keys, one of the most significant factors to consider is whether a property is “above flood” or “below flood.” This distinction doesn’t just impact the structure of the home—it also plays a crucial role in determining insurance costs and resale value.

What Does “Above Flood” and “Below Flood” Mean?

The terms “above flood” and “below flood” refer to the home’s elevation in relation to the Base Flood Elevation (BFE). The BFE is determined by FEMA and indicates the minimum height to which floodwaters are expected to rise during a 100-year flood event.

• Above Flood: Homes built above the BFE are considered safer from flood risks. These properties are often elevated on stilts, pilings, or built on fill, ensuring the living space is higher than potential floodwaters.
• Below Flood: Homes below the BFE are more vulnerable to flooding, as their living areas sit at or below the expected floodwater levels.

Insurance Implications

Flood insurance is a critical consideration for any property in the Florida Keys due to the area’s susceptibility to hurricanes and rising sea levels. The elevation of a home directly impacts flood insurance premiums:

• Above Flood Homes: These homes typically qualify for lower flood insurance premiums because their design reduces the risk of water damage. Owners often save significantly on annual insurance costs, making these properties highly desirable.
• Below Flood Homes: Homes below the BFE face higher flood risks, resulting in substantially higher insurance premiums. Additionally, obtaining coverage may be more challenging, especially for older properties not built to current FEMA standards.

Market Value and Resale Considerations

• Above Flood Homes: Due to their lower insurance costs and compliance with modern building codes, above-flood homes are often more attractive to buyers and can command higher resale values.
• Below Flood Homes: While these homes may initially be more affordable, the higher cost of flood insurance and potential flood damage risks can deter buyers, impacting long-term value.

Key Takeaways for Buyers and Sellers

1. Know the Elevation Certificate: Whether buying or selling, obtaining the property’s elevation certificate is essential to understanding its flood zone and insurance implications.
2. Factor in Insurance Costs: Buyers should account for flood insurance premiums in their budgeting, while sellers should highlight any flood mitigation features to attract buyers.
3. Consider Future Resilience: With rising sea levels and stricter building codes, properties that are above flood may offer better long-term value and peace of mind.

Navigating the nuances of “above flood” and “below flood” homes in the Florida Keys requires expertise. As a seasoned real estate professional with decades of experience in the region, I’m here to help you make informed decisions that protect your investment and fit your lifestyle.