Flood Zones & Elevation Certificates: What Every Florida Keys Buyer Should Know

Buying a home in the Florida Keys often means sunshine, ocean breezes, and dreams of living by the water. But along with all that paradise comes something buyers need to keep in mind—flood zones and elevation certificates. These two things can make a big difference in how much your home will actually cost you each month.

What’s a Flood Zone, Anyway?

The Federal Emergency Management Agency (FEMA) maps out areas into “flood zones.” These zones tell insurance companies—and you—how likely it is that your property could flood.

• Low-risk zones usually have the lowest insurance costs.

• High-risk zones may require flood insurance if you’re getting a mortgage, and those premiums can be pricey.

It’s not unusual in the Keys for two homes on the same street to fall into very different flood zones. That’s why checking the zone before you make an offer is always a smart move.

Elevation Certificates: Your Home’s Report Card

An elevation certificate is a document that shows exactly how high a home sits compared to the base flood level in its area. Think of it as your home’s “report card” for how it might stand up to rising water.

• If the home is above the flood level, insurance tends to be more affordable.

• If the home is below, insurance costs can jump—sometimes by thousands of dollars a year.

A Real-Life Example

Just recently, I was showing homes to a buyer who fell head-over-heels for a charming Keys property. It had the location, the character, and the additional living space she wanted. But then we checked the details: the home sat three feet below flood level and had a history of flooding. The required flood insurance alone would have been over $5,500 per year—that’s more than $400 a month added to her housing costs.

As you can imagine, that made her think twice.

Head vs. Heart: A Buyer’s Dilemma

It’s easy to get emotionally attached to a house, especially when it feels perfect. But part of buying wisely in the Keys is looking at the big picture. Can you comfortably afford not just the mortgage, but also the insurance and upkeep? Walking away can be tough, but sometimes it’s the best choice in the long run.

The Good News

Not all homes face sky-high flood insurance. Many properties in the Keys are elevated, well-prepared, and come with affordable premiums. The key is doing your homework early—checking the flood zone, reviewing the elevation certificate, and talking with your insurance agent before you fall too hard for a home.

📝 Quick Checklist: Flood Zones & Elevation Certificates

Before you make an offer in the Florida Keys, ask these three questions:

1. What flood zone is the property in?
   (Higher risk = higher insurance premiums.)

2. Is there an elevation certificate available?
   (This shows how the home compares to base flood level.)

3. What will my flood insurance actually cost?
   (Get a quote early—don’t wait until you’re in love with the house!)

👉 Bonus tip: A home that’s elevated, even just a few feet above flood, can save you thousands every year.

Final Thoughts

Flood zones and elevation certificates may not be the most exciting part of the home-buying process, but they are among the most important in the Keys. With the right information, you can balance your dream home with your budget and enjoy island living with peace of mind.

 

Florida Keys Treehouse Escape!

OK, so it's not actually a tree house, but this home in Tavernier is surround by mature landscaping and trees, making it feel like you're in a treehouse, only better.

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Centrally located in Tavernier, the home is located close to everything the Upper Keys has to offer, including shopping, dining, schools, movies and hospital. 

Offered at $415,000. Call for details and to arrange a private showing.

Owner is licensed Florida Real Estate Broker Associate. 

Understanding Flood Insurance in the Florida Keys

There are a lot of industry terms used in the real estate market that are not readily understood by potential buyers coming into the area. Terms such as "above flood" or "below flood" and "pre-firm" may be confusing for buyers. I'd like to share this video from Key West that does an excellent job illustrating those terms and more. It also let buyers know that there is a possibility to elevate an existing building to above flood, and what the advantages are to doing that. 

Below Flood . . . Above Flood . . . What does it mean?

If you're a buyer looking at property in the Florida Keys, chances are you've heard the terms "below flood" and "above flood", usually in regards to an enclosed area below the main living level of a home.

The terms are in reference to what floodplain the home is built in. Each area of the Keys has been mapped to determine flood zones for each area. For instance, if the home you're considering buying is in a flood zone AE9, then the lowest finished level of the home needs to be at least 9 feet above sea level. If the lowest finished elevation of the home is below 9 feet, that portion of the home is said to be below flood.

The Land Development Regulations of Monroe County do provide for the construction, with a building permit, of a limited amount of storage area below the flood level. But that area must be storage only. It cannot be finished off as a separate living area. Living area generally means an enclosed area that has electricity, plumbing, finished walls or flooring and/or is air conditioned or otherwise suitable for living or actually being utilized as living area.

What are the consequences of owning a home with an illegal, below flood living are?

Flood Insurance: FEMA, the source for flood insurance in the Keys, is requiring homeowners to complete and inspection with Monroe County to certify that the home does not have an illegal downstairs enclosure. Failure to allow such inspection could prevent you from obtaining flood insurance, which is a condition of most mortgages.

Code Enforcement Violation: Monroe County is currently actively enforcing a ban against illegal below flood enclosures. The County can insist the structures be removed and impose serious fines against the property ($250 per day) until the structure is removed. Note that it does not matter if the current homeowner enclosed the structure or if it was there when he purchased it.

Future Improvements: If you apply for a building permit, Monroe County will require an inspection of your property prior to obtaining a permit.  If your home or the home you are considering buying has an illegal enclosure, you will not be able to obtain building permits and legally perform any work on the home unless and until you remove the illegal enclosure or modify it to conform to the law.

Exceptions:  Naturally, there are a few exceptions. Some homes have legal living areas  below the flood level that were permitted and built before the enactment of prohibition ("Pre-Firm", December 31, 1974). These structures are considered to be legal, non-conforming. As a rule, they may be kept, but they may have to be removed if the home is re-built (after damage from storm, fire, flood, etc) or if the property is significantly renovated so as to require the house to be in compliance with the present Land Development Regulations.

For more information, please see the following document prepared by Russel Yagel of Hershoff, Lupino & Yagel, Attorneys at Law. It is an excellent source of information regarding the permitting process in Monroe County.

A Guide to Understanding the Residential Building Permit Process and Flood Insurance Issues in Monroe County, Florida.