Surprise! The lot you bought and house you have planned are in a flood zone !

[cj1040]

No one disclosed to us when we selected a pond lot in Chitty Chatty that this could be an issue. After our planning meetings, payment of 20 % we spoke with the bank about a mortgage and were told that we would have to carry flood insurance which DOUBLES our home insurance cost. We are very angry about this. We could have chosen a different lot if we had known. We were told that in a couple of years the area may be resurveyed and that FEMA would send a letter if it is no longer classified this way. Then we have to fight with the mortgage company to have this requirement dismissed. As for now it states "for the life of the loan ". Watch out if you are purchasing a pond lot. Has anyone else had this experience?

[John_W]

What was your flood factor? Mine was a 5, which it said there is a chance it might flood at least once in the next 38 years. I'm nowhere near a pond or water. I didn't get a mortgage but my homeowners insurance never asked about it.

Just type in your address.

Find Your Home'''s Flood Risk | Flood Factor (https://floodfactor.com/?gclid=CjwKCAiAoOz-BRBdEiwAyuvA64Bh5Ad8P2RKQER-X68KcRmo3n5Tr6xb5thUCeH-AUfrDSgXij031RoCFJoQAvD_BwE)

On the Sumter County Flood Zone Map my area is in the white, which is good, so I'm not worried. South of 44 looks like a lot of the area is flood zone.

FEMA Flood Hazard Areas Map of Sumter County, FL | PropertyShark.com (https://www.propertyshark.com/mason/fl/Sumter-County/Maps/Fema-Flood-Hazard-Areas)

[blueash]

What was your flood factor? Mine was a 5, which it said there is a chance it might flood at least once in the next 38 years. I'm nowhere near a pond or water. I didn't get a mortgage but my homeowners insurance never asked about it.



Homeowner's insurance might not care as it doesn't cover flood issues. You get flood damage, not their problem. It doesn't look like being on a man made pond, AKA may or may not have water, is a flood risk factor. Being where the natural water table is at or near the surface, eg swampland, is a factor.

OP It is the law that The Villages was not required to tell you about the flood rating when you bought the property, but IMO they should have. But that's not how Florida works where the laws protect the developers (https://www.floridabar.org/the-florida-bar-journal/there-will-be-floods-armoring-the-people-of-florida-to-make-informed-decisions-on-flood-risk/#u6d8b) much more than unwashed masses. Buyer beware.
Of course when you sell your home you also will be under no obligation to tell potential buyers they are buying a home that needs flood insurance to get a mortgage. Will you nonetheless tell them?

[Dana1963]

No one disclosed to us when we selected a pond lot in Chitty Chatty that this could be an issue. After our planning meetings, payment of 20 % we spoke with the bank about a mortgage and were told that we would have to carry flood insurance which DOUBLES our home insurance cost. We are very angry about this. We could have chosen a different lot if we had known. We were told that in a couple of years the area may be resurveyed and that FEMA would send a letter if it is no longer classified this way. Then we have to fight with the mortgage company to have this requirement dismissed. As for now it states "for the life of the loan ". Watch out if you are purchasing a pond lot. Has anyone else had this experience?
Your real estate agent should have disclosed this to you.
Property Disclosure Statements: Duty to Reveal Hazards in Florida Must Be Disclosed to Home Buyers | About Florida Law (https://aboutfloridalaw.com/2014/08/19/disclosure-statements-duty-to-reveal-hazards-in-florida-must-be-disclosed-to-home-buyers/)

[retiredguy123]

Homeowner's insurance might not care as it doesn't cover flood issues. You get flood damage, not their problem. It doesn't look like being on a man made pond, AKA may or may not have water, is a flood risk factor. Being where the natural water table is at or near the surface, eg swampland, is a factor.

OP It is the law that The Villages was not required to tell you about the flood rating when you bought the property, but IMO they should have. But that's not how Florida works where the laws protect the developers (https://www.floridabar.org/the-florida-bar-journal/there-will-be-floods-armoring-the-people-of-florida-to-make-informed-decisions-on-flood-risk/#u6d8b) much more than unwashed masses. Buyer beware.
Of course when you sell your home you also will be under no obligation to tell potential buyers they are buying a home that needs flood insurance to get a mortgage. Will you nonetheless tell them?
Flood insurance is separate from regular homeowners insurance. The bank requires the flood insurance because they have a vested interest in the property. If the house is destroyed by a flood, the bank loses their loan collateral.

[Papa_lecki]

No one disclosed to us when we selected a pond lot in Chitty Chatty that this could be an issue. After our planning meetings, payment of 20 % we spoke with the bank about a mortgage and were told that we would have to carry flood insurance which DOUBLES our home insurance cost. We are very angry about this. We could have chosen a different lot if we had known. We were told that in a couple of years the area may be resurveyed and that FEMA would send a letter if it is no longer classified this way. Then we have to fight with the mortgage company to have this requirement dismissed. As for now it states "for the life of the loan ". Watch out if you are purchasing a pond lot. Has anyone else had this experience?

So you bought a house on a pond and didn’t consider investigating flood zones or flood insurance?
Yes, it should have been disclosed, but you bought a house on a pond.

[retiredguy123]

I don't know about Chitty Chatty, but I understand that some of the ponds in The Villages are interconnected by a piping system. The developer can control the water levels in the ponds by allowing water to flow from one pond to another and prevent flooding of the houses. They can also remove water from the ponds by using the irrigation system. You will often see the sprinklers running for long periods after a heavy rain.

[courtyard]

Info about the flood zone in Chitty Chatty was out five months ago. I made a comment about it in a villager's YouTube video "isn't CC in a flood zone?" I thought it would be helpful for others to know that flood insurance rates for that place would be sky high.

[Carla B]

Info about the flood zone in Chitty Chatty was out five months ago. I made a comment about it in a villager's YouTube video "isn't CC in a flood zone?" I thought it would be helpful for others to know that flood insurance rates for that place would be sky high.

So apparently the problem is that Chitty Chatty, all or part of it, is in a Flood Zone, not that there happens to be a pond.

[biker1]

I have a house that backs up to a retention pond and I am in risk factor 1 (lowest risk). There is a weir on our pond that will dump water into Lake Deaton. During Irma it worked as designed.


So you bought a house on a pond and didn’t consider investigating flood zones or flood insurance?
Yes, it should have been disclosed, but you bought a house on a pond.

[Polar Bear]

Being on a pond does not equate to being in a flood zone. Many other factors come into play. And some flood zones are not even near any kind of water body.

[CoachKandSportsguy]

in rural florida, what's the difference between swamp land and farm land?

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about 3 feet of dirt

[oldtimes]

No one disclosed to us when we selected a pond lot in Chitty Chatty that this could be an issue. After our planning meetings, payment of 20 % we spoke with the bank about a mortgage and were told that we would have to carry flood insurance which DOUBLES our home insurance cost. We are very angry about this. We could have chosen a different lot if we had known. We were told that in a couple of years the area may be resurveyed and that FEMA would send a letter if it is no longer classified this way. Then we have to fight with the mortgage company to have this requirement dismissed. As for now it states "for the life of the loan ". Watch out if you are purchasing a pond lot. Has anyone else had this experience?

I can’t imagine buying a lot in Florida near a pond and not thinking it could flood. After hurricane Irma a lot of The Villages had flooding.

[tophcfa]

What was your flood factor? Mine was a 5, which it said there is a chance it might flood at least once in the next 38 years. I'm nowhere near a pond or water. I didn't get a mortgage but my homeowners insurance never asked about it.

Just type in your address.

Find Your Home'''s Flood Risk | Flood Factor (https://floodfactor.com/?gclid=CjwKCAiAoOz-BRBdEiwAyuvA64Bh5Ad8P2RKQER-X68KcRmo3n5Tr6xb5thUCeH-AUfrDSgXij031RoCFJoQAvD_BwE)

On the Sumter County Flood Zone Map my area is in the white, which is good, so I'm not worried. South of 44 looks like a lot of the area is flood zone.

FEMA Flood Hazard Areas Map of Sumter County, FL | PropertyShark.com (https://www.propertyshark.com/mason/fl/Sumter-County/Maps/Fema-Flood-Hazard-Areas)

Thanks John, interesting map. We abut a wildlife preserve (AKA, a glorified swamp). The map shows up blue right up to the fence line in our back yard, then our property is white (low flood risk). Irma proved the map to be correct, as the water in the preserve came just about to our fence line, but our back yard remained dry. Before Irma, the preserve in our back yard was very dry, afterwards it was definitely a swamp. It was actually kind of enjoyable when the preserve filled with water, the wildlife in the area exploded, especially the birds and frogs.

[biker1]

Well, that is simply not true. There were a few homes in the northern part of The Villages that experienced some flooding. The vast majority of The Villages was fine as the water management system, which includes the retention ponds and golf courses, worked as designed. The golf courses are designed to take up the overflow.


I can’t imagine buying a lot in Florida near a pond and not thinking it could flood. After hurricane Irma a lot of The Villages had flooding.

[LoriAnn]

The entire state of Florida is a flood zone. Clearly, some areas are at higher risk to flood more frequently than others. Get flood insurance and live your life.

[oldtimes]

Well, that is simply not true. There were a few homes in the northern part of The Villages that experienced some flooding. The vast majority of The Villages was fine as the water management system, which includes the retention ponds and golf courses, worked as designed. The golf courses are designed to take up the overflow.

We are south of 466 and many of the tunnels were flooded and impassable. The golf courses did take up the overflow and were closed for quite a while because they were so saturated.

[SharonW]

There are some home policies that will include flood endorsement on policy. Do you know what flood zone you are in?

Call Clifford Insurance at 352-245-5455 or Frank Slaughter Insurance at 352-748-2221 in Wildwood.

[biker1]

The connotation of the word “flooding” is often damage. There was essentially no damage to homes and businesses. The golf courses, which did their job, needed cleanup to be playable again.

We are south of 466 and many of the tunnels were flooded and impassable. The golf courses did take up the overflow and were closed for quite a while because they were so saturated.

[Polar Bear]

The entire state of Florida is a flood zone...
I'll assume you're exaggerating to make a point. It's not even close to being literally true.

[billethkid]

in rural florida, what's the difference between swamp land and farm land?

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about 3 feet of dirt


Slightly off topic but I just have to....
we once upon a time had a home built on a "Marsh Site" in SC, absolutely beautiful views.....an old timer landscaper said to me....I remember when this was just a swamp!!!!:shocked::shocked:

[asianthree]

Didn’t have to have anyone inform us when we looked at a lot in CC, it was clear that until there was a track record it’s a flood zone. The entire area is built between wetlands. The cost of flood was not a big deal, the bugs for the first few years was the bigger problem

[blueash]

Your real estate agent should have disclosed this to you.
Property Disclosure Statements: Duty to Reveal Hazards in Florida Must Be Disclosed to Home Buyers | About Florida Law (https://aboutfloridalaw.com/2014/08/19/disclosure-statements-duty-to-reveal-hazards-in-florida-must-be-disclosed-to-home-buyers/)

Read your link more carefully. The requirement to inform the buyer about flood risk seems only in Broward County not statewide.

Here is an article (https://www.tampabay.com/news/environment/2019/10/26/in-florida-home-sellers-dont-have-to-disclose-a-history-of-flooding/#:~:text=Environment-,In%20Florida%2C%20home%20sellers%20don%27t%20have %20to%20disclose%20a,Florida%20has%20no%20such%20l aw.) from the Tampa Bay Times written 14 months ago titled

"In Florida, home sellers don’t have to disclose a history of flooding
Texas now requires sellers to disclose past flooding when marketing their house. Florida has no such law"

[villagetinker]

I had an interesting thought, the "flood plain maps" are probably a few (several) years old, depending on what the developer di with landscaping the current elevation may actually be a few feet higher and could make all the difference. The OP might be able to get a surveyor to determine the exact CURRENT elevation of the land and then compare that to what is reported in the flood plain maps, he may be able to make a case that the maps are out of date.

[dadoiron]

No one disclosed to us when we selected a pond lot in Chitty Chatty that this could be an issue. After our planning meetings, payment of 20 % we spoke with the bank about a mortgage and were told that we would have to carry flood insurance which DOUBLES our home insurance cost. We are very angry about this. We could have chosen a different lot if we had known. We were told that in a couple of years the area may be resurveyed and that FEMA would send a letter if it is no longer classified this way. Then we have to fight with the mortgage company to have this requirement dismissed. As for now it states "for the life of the loan ". Watch out if you are purchasing a pond lot. Has anyone else had this experience?

Our lot also had no mention of being in a flood plain. Pond a few houses away. Searching history of the land I discovered this. The villages had it resurveyed it and had the flood language removed. Surprise. We paid in full.

[Altavia]

I had an interesting thought, the "flood plain maps" are probably a few (several) years old, depending on what the developer di with landscaping the current elevation may actually be a few feet higher and could make all the difference. The OP might be able to get a surveyor to determine the exact CURRENT elevation of the land and then compare that to what is reported in the flood plain maps, he may be able to make a case that the maps are out of date.

Good point, the maps will likely change for the better once the flood control improvements are taken into account.

[graciegirl]

I can’t imagine buying a lot in Florida near a pond and not thinking it could flood. After hurricane Irma a lot of The Villages had flooding.

I was impressed by the fact that most of The Villages did NOT have flooding during Hurricane Irma. All of the things put in place worked. They lowered the ponds by running the sprinklers in the common areas and they then deliberately allowed their own golf courses to flood to save people's homes. I thought it worked like a CHARM. I was even astonished the golf courses recovered after a month or two.

[Snowdancer]

Chatty chatty, Bradford, etc are all built on a swamp..they just used fill dirt...flood area absolutely...that area was great bore hunting

[elevatorman]

The agent should let you transfer the 20% to a different lot, just ask.

[MandoMan]

No one disclosed to us when we selected a pond lot in Chitty Chatty that this could be an issue. After our planning meetings, payment of 20 % we spoke with the bank about a mortgage and were told that we would have to carry flood insurance which DOUBLES our home insurance cost. We are very angry about this. We could have chosen a different lot if we had known. We were told that in a couple of years the area may be resurveyed and that FEMA would send a letter if it is no longer classified this way. Then we have to fight with the mortgage company to have this requirement dismissed. As for now it states "for the life of the loan ". Watch out if you are purchasing a pond lot. Has anyone else had this experience?

The Villages has amazing engineers who calculate elevations and water flow and sculpt new living areas so the homes will remain dry. What was previously flat is recontoured so it has higher places and lower places. The flood zone maps are at least several years old and reflect the area before contouring. When the maps are updated, chances are that your home will be a hundred feet from a flood zone, but not in it. Is it possible that the engineers or surveyors could provide your insurance company with an accurate elevation for your home that could put you in a different category? It might be worth asking.

My home isn’t in a flood zone, but there is one a hundred feet away. I carry flood insurance. That and hurricane insurance nearly doubles the cost of my insurance, but it makes me feel safer. Buying it makes more sense than buying a home alarm system.

[westernrider75]

We added flood insurance to our policy for $105. We are not in a flood zone, just peace of mind.

[Loug56]

If you got an appraisal, it is noted.

[Don5154]

I can’t imagine buying a lot in Florida near a pond and not thinking it could flood. After hurricane Irma a lot of The Villages had flooding.

NOT TRUE......stop passing along bad information

[JohnN]

If you look at Chitty Chatty, it's doesn't have ponds, it's an island in a swamp.
So no big surprise.

What is surprising is that my home here in St. James is rated a "9", extreme risk.
Yet homes a block away have zero ratings, and in reality I'm on a nice hill and have not ever seen any sign of water flooding issues - and no, I'm nowhere near a pond.
My mortgage didn't require flood insurance either, I think this used to be a cattle field.

[J1ceasar]

Again this is why you use a lawyer to protect your interest instead of just the title company closer.

[Mirgeaux]

Website is BS. Checked 3 properties, one on top of mountain 5700’ in NC which it stated 99% chance of flooding in 30 yrs. build an ark!

[bocaabend]

Federal government offers flood insurance. All of Florida is a flood zone

[Lblueocala]

Chitty chatty has and will always be the chitty chatty swamp. Water view down here can mean you’re looking at or are in a swamp

[retiredguy123]

I had an interesting thought, the "flood plain maps" are probably a few (several) years old, depending on what the developer di with landscaping the current elevation may actually be a few feet higher and could make all the difference. The OP might be able to get a surveyor to determine the exact CURRENT elevation of the land and then compare that to what is reported in the flood plain maps, he may be able to make a case that the maps are out of date.
As I understand it, the flood plain maps used to calculate the flood insurance rates are prepared and updated by the Federal Government, FEMA. These maps are always "out of date" because everything changes. But, I don't think you will have any success in getting FEMA to update the maps to change your insurance rate.

[noslices1]

Instead of a standard home, build an ark or a houseboat. I think flood insurance is pretty standard in the villages. I live in an area where there is not much chance of a flood, but have flood insurance.

[72lions]

I can’t imagine buying a lot in Florida near a pond and not thinking it could flood. After hurricane Irma a lot of The Villages had flooding.

Not one house in TV had water during Irma!

[msilagy]

Florida doesn't use Attorneys for buying/selling a home in Florida. Up north (where I am from) no one buys/sells a home WITHOUT an attorney. The value of having an attorney disclose this to you before signing on to buy is "priceless." Sorry this happened to you and I'm sure many others. You paid a huge amount of money for those properties, now on top of that, built a new home at a premium with a bond nonetheless........was it all worth it?

[msilagy]

No way if flood insurance needed in most of the villages???????

[jbrown132]

Your real estate agent should have disclosed this to you.
Property Disclosure Statements: Duty to Reveal Hazards in Florida Must Be Disclosed to Home Buyers | About Florida Law (https://aboutfloridalaw.com/2014/08/19/disclosure-statements-duty-to-reveal-hazards-in-florida-must-be-disclosed-to-home-buyers/)
I could be wrong but my understanding is that the Villagers real estate agents are not licensed.

[crash]

I can’t imagine buying a lot in Florida near a pond and not thinking it could flood. After hurricane Irma a lot of The Villages had flooding.

Not in the homes but the golf courses. The ponds overflow into the course so homes don’t get flooded.

[oldtimes]

NOT TRUE......stop passing along bad information

https://www.talkofthevillages.com/forums/picture-perfect-125/you-ready-remember-irma-309565/?highlight=Flooding

[Jazzman]

I don't know about Chitty Chatty, but I understand that some of the ponds in The Villages are interconnected by a piping system. The developer can control the water levels in the ponds by allowing water to flow from one pond to another and prevent flooding of the houses. They can also remove water from the ponds by using the irrigation system. You will often see the sprinklers running for long periods after a heavy rain.

Correct

[MIskra]

In 2017, we put a down payment on a lot sight-unseen. Our sales person took videos of multiple lots and we chose the one we liked best from his videos. The Villages held that lot for us. We were told that they would hold our lot for four months. Our sales person also told us that The Villages would allow us to select another lot if we were not happy with ours. We were told that we could change lots ONE TIME. When we came here a few months later, we looked at all the lots that were available at that time and loved the one that we had chosen (still do). So (assuming they are still doing this), you may be able to select another lot, if you are unhappy with the one you chose. However, it is possible that all the lots you are considering are in the same flood zone and you would have to settle for an interior lot.

[Jazzman]

No one disclosed to us when we selected a pond lot in Chitty Chatty that this could be an issue. After our planning meetings, payment of 20 % we spoke with the bank about a mortgage and were told that we would have to carry flood insurance which DOUBLES our home insurance cost. We are very angry about this. We could have chosen a different lot if we had known. We were told that in a couple of years the area may be resurveyed and that FEMA would send a letter if it is no longer classified this way. Then we have to fight with the mortgage company to have this requirement dismissed. As for now it states "for the life of the loan ". Watch out if you are purchasing a pond lot. Has anyone else had this experience?

Flood insurance is available from the federal government if you are in a designated flood zone. You can apply for this insurance through many commercial insurance companies and the premiums are fixed based on the zone. Your plot plan designates your elevation level and that determines which level you require. Which flood zone level your I’m determines the premium you pay but there is a deductible. Your bank no doubt wants more coverage but you in my opinion should only get the difference in coverage between what the government flood insurance covers and what your bank is requiring.

[Jazzcat]

I'll assume you're exaggerating to make a point. It's not even close to being literally true.

To be accurate, the ENTIRE COUNTRY is in “a flood zone”. The National Flood Insurance Plan publishes maps of every state and municipality. It ranks every location not just those in a high risk area. Depending on which zone they assign to a particular area will determine whether or not your property is considered at high risk, consequently requiring Flood Insurance if you have a mortgage. Without a mortgage you are not required to purchase flood insurance.

[M2inOR]

As others have pointed out, The Villages development department engineers do move a lot of dirt when creating neighborhoods south of 44.

I'm close to the Hogeye Sink in Marsh Bend, and studied the topography before closing on my new spec home. We are at 72 ft in elevation now, and about 20 ft higher than the Sink. Area north of us shows as in a flood plain on FEMA maps, but I noticed that it is quite a bit higher than the Sink, too. Looks like Marsh Bend does have a lot of fill to make the home areas higher than the original topography.

I see similar elevation raising in the development near Red and Gray Fox.

I even viewed a Don Wiley video that showed Marsh Bend area around the Sink over the years. At one time two years ago, the Sink looked more like a lake rather than the swamp it usually is.

So... Until FEMA updates it's maps, you may be in a flood zone until you determine if your elevation is higher or the same As when the zones were mapped. For peace of mind, investigate further, or change to a different lot.

[merrymini]

Most closings are typical and title companies do as good a job as attorneys. I come from NJ and in the north part of the state, they tend to use lawyers, in the south, title companies. They do not do investigative work. FEMA maps may periodically be updated but I would assume any institution will use them to designate flood zones. I had a beach house on the ocean and that was obvious but others are not so obvious. If you are in a high risk zone, your rates will be very high. If you are in a low risk zone, your rates will be cheap and begs the question as to whether or not it is needed. Dwelling insurance has nothing to do with flood. Separate policies. Flood policies are usually underwritten by the government and capped at $250,000. Additional insurance would have to be purchased privately, like Lloyds of London. Has nothing to do with ponds or such. The villages does an outstanding job of water control with very sophisticated systems.

[dtennent]

When I was a Town Supervisor in Upstate NY, we learned that FEMA was updating the entire country flood mapping. This was in response to the increased level of flooding seen across the country. Therefore, they were expanding the areas of the 100 year flood plains (actually 1% chance of flooding). Given that this data was gather several years ago, I doubt that the work the developer has done in the past few years to increase the elevation of a particular house will impact the government rating. On another note, I agree that TV does a great job of water management during the big storms. However, if we have a storm that overwhelms the water management system and the flooding enters your home, the damage will be extensive. You will be glad to have the insurance at that point.

[rphil11ort]

If you get an elevation certificate from a surveyor it may cut the cost. Also there is no fight just have to apply to fema and they will change it or remove it. Check on an elevation certificate

[petsetc]

In May, I sold a house in Virginia that was solidly in the 100 year AE flood plain. Prior to selling I got ($800.) an Elevation Certificate which allows for better risk assessment. The purchaser's lender allowed her to purchase private flood insurance vs FEMA which significantly reduced the yearly premium. As I recall, the premium quote from FEMA was over $6,000, private was under $3,000.

FEMA insurance has a $5,000 deductible, although you can pick higher, and as I recall is capped at a $250K payout.

Remember the FEMA pool includes oceanfront properties that are sinking into the ocean.

FWIW

[Daleholbrook]

Resale lot and guy another. Pay cash u don’t have to have flood insurance.

[Dot Rheinhardt]

We have golf frontage with a pond view. We have the highest lot on the golf course. Our lanai is 3 or 4 feet higher than ground level. When the pond overflows it goes right or left of our house. No houses were ever flooded. We have a condo in the Keys. Flood damage in lower Apt. from Hurricane Irma. Flood insurance paid promptly. Our upper Apt. (15 and 30 feet above ground level) had damage from wind and rain. Wind insurance said this was from flood and didn't want to pay. After much wrangling, they finally paid. Wind gust at one time was 186 MPH. Next door apt. paid promptly before they made repairs. Ours wouldn't pay until after we made repairs and submitted receipts. We found it depends on what adjustor you get. If you have a flood or other damage, ask for another adjustor or supervisor if you are not satisfied.

[JoeBoroden]

What was your flood factor? Mine was a 5, which it said there is a chance it might flood at least once in the next 38 years. I'm nowhere near a pond or water. I didn't get a mortgage but my homeowners insurance never asked about it.

Just type in your address.

Find Your Home'''s Flood Risk | Flood Factor (https://floodfactor.com/?gclid=CjwKCAiAoOz-BRBdEiwAyuvA64Bh5Ad8P2RKQER-X68KcRmo3n5Tr6xb5thUCeH-AUfrDSgXij031RoCFJoQAvD_BwE)

On the Sumter County Flood Zone Map my area is in the white, which is good, so I'm not worried. South of 44 looks like a lot of the area is flood zone.

FEMA Flood Hazard Areas Map of Sumter County, FL | PropertyShark.com (https://www.propertyshark.com/mason/fl/Sumter-County/Maps/Fema-Flood-Hazard-Areas)

Wow! Good info. We are not in a flood zone. Lots of pockets of potential flooding here

[Jayhawk]

I could be wrong but my understanding is that the Villagers real estate agents are not licensed.

You are wrong.

[Jayhawk]

I had an interesting thought, the "flood plain maps" are probably a few (several) years old, depending on what the developer di with landscaping the current elevation may actually be a few feet higher and could make all the difference. The OP might be able to get a surveyor to determine the exact CURRENT elevation of the land and then compare that to what is reported in the flood plain maps, he may be able to make a case that the maps are out of date.

Flood plain information is REQUIRED to be known on any federally insured (Fannie Mae, Freddie Mac, FHA, etc) mortgage.

https://selling-guide.fanniemae.com/Selling-Guide/Origination-thru-Closing/Subpart-B7-Insurance/Chapter-B7-3-Property-and-Flood-Insurance/1032999711/B7-3-07-Flood-Insurance-Coverage-Requirements-08-07-2019.htm#Determining.20if.20a.20Property.20Require s.20Flood.20Insurance

The references to "seller" means the mortgage bank who originated the loan, not the seller of the property.

[RMarkland]

Cow's?

[PugMom]

I don't know about Chitty Chatty, but I understand that some of the ponds in The Villages are interconnected by a piping system. The developer can control the water levels in the ponds by allowing water to flow from one pond to another and prevent flooding of the houses. They can also remove water from the ponds by using the irrigation system. You will often see the sprinklers running for long periods after a heavy rain.

excellent post. we see this often in our area, (S of 44). we chose a home away from any ponds, water, etc., and asked our ins. broker specifically about this. i wasn't so much concerned about flooding as i was about the creatures that reside in water, namely gators & snakes. :faint:

[PugMom]

in rural florida, what's the difference between swamp land and farm land?

.
.
.
.
.
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about 3 feet of dirt

:clap2::1rotfl:

[KRM0614]

No one disclosed to us when we selected a pond lot in Chitty Chatty that this could be an issue. After our planning meetings, payment of 20 % we spoke with the bank about a mortgage and were told that we would have to carry flood insurance which DOUBLES our home insurance cost. We are very angry about this. We could have chosen a different lot if we had known. We were told that in a couple of years the area may be resurveyed and that FEMA would send a letter if it is no longer classified this way. Then we have to fight with the mortgage company to have this requirement dismissed. As for now it states "for the life of the loan ". Watch out if you are purchasing a pond lot. Has anyone else had this experience?
There are many things buyers here are not aware of, flood zones, sinkholes, potholes, sewer,quarry vibrations, house cracks when new, Coleman prison, unlimited amenity increase,bond interest rate, portion of bond never goes away and increase in value is overstated or a lie. You have to pay for a newspaper to find out what’s going on you have to pay for a service for tee time reservations, many of the house contractors the villages have an equity stake in, etc.

[KRM0614]

Your real estate agent should have disclosed this to you.
Property Disclosure Statements: Duty to Reveal Hazards in Florida Must Be Disclosed to Home Buyers | About Florida Law (https://aboutfloridalaw.com/2014/08/19/disclosure-statements-duty-to-reveal-hazards-in-florida-must-be-disclosed-to-home-buyers/)
He didn’t have a real estate agent. People that show houses in the villages are not real estate agents. They are sales people and represent the villages not the buyer they don’t negotiate for the buyer.

[graciegirl]

During Hurricane Irma...The areas on this flood map that are deep red did have slight flooding I remember friends in the older sections had a lot of water but were able fairly quickly to return to their home.


32162, Florida | Flood Factor (https://floodfactor.com/zip/32162/32162_fsid)

[PugMom]

I was impressed by the fact that most of The Villages did NOT have flooding during Hurricane Irma. All of the things put in place worked. They lowered the ponds by running the sprinklers in the common areas and they then deliberately allowed their own golf courses to flood to save people's homes. I thought it worked like a CHARM. I was even astonished the golf courses recovered after a month or two.

i agree- it was amazing to watch how well the planning worked out-- everything around us was built to handle water flow & drainage. we were the 1st family to move into our area. everything around us was a construction site, & here we are 3 yrs later with an entire neighborhood & very nice people to boot. for months we watched the homes & roads go up, and often spoke with some of the workers, who explained how the roads are all built on a slant to help drain any standing waters, which then is sent thru pipes to wherever it goes.

[cj1040]

We do not live in Florida yet and were totally unaware of this. We lived in the lakes region of NY where flooding could be a problem for lake level houses as the Finger Lakes are huge bodies of water. This never crossed our minds when purchasing a lot on a tiny pond. Do we have any legal recourse for failure to disclose by our realtor?

[oneclickplus]

Homeowner's insurance might not care as it doesn't cover flood issues. You get flood damage, not their problem. It doesn't look like being on a man made pond, AKA may or may not have water, is a flood risk factor. Being where the natural water table is at or near the surface, eg swampland, is a factor.

OP It is the law that The Villages was not required to tell you about the flood rating when you bought the property, but IMO they should have. But that's not how Florida works where the laws protect the developers (https://www.floridabar.org/the-florida-bar-journal/there-will-be-floods-armoring-the-people-of-florida-to-make-informed-decisions-on-flood-risk/#u6d8b) much more than unwashed masses. Buyer beware.
Of course when you sell your home you also will be under no obligation to tell potential buyers they are buying a home that needs flood insurance to get a mortgage. Will you nonetheless tell them?

Yup - it's called "due diligence".

[Spalumbos62]

Are you the john Wright that had a place in historic a few years back?

[cj1040]

We close Feb 12 and this situation just came about with the mortgage company last week. It takes away a lot of the joy in this whole process and we are looking at a total of 635K invested in this house with a pool. Actually I am very angry that the realtor never mentioned this when we were looking at lots. The lot was a ridiculous 159K and many were priced even higher. Just so angry that this was never disclosed or we would have chosen a different lot. I did not really even care about Chitty Chatty...just wanted a nice lot to build on and we had only July to make our selection due to other factors.

[Kenswing]

We close Feb 12 and this situation just came about with the mortgage company last week. It takes away a lot of the joy in this whole process and we are looking at a total of 635K invested in this house with a pool. Actually I am very angry that the realtor never mentioned this when we were looking at lots. The lot was a ridiculous 159K and many were priced even higher. Just so angry that this was never disclosed or we would have chosen a different lot. I did not really even care about Chitty Chatty...just wanted a nice lot to build on and we had only July to make our selection due to other factors.
Do you mind naming your mortgage company? Just curious if this would happen with Citizens First.

[Curtisbwp]

Caveat Emptor!!! Is the FIRST term you learn in any real-estate or busniess course. Translation is "LET THE BUYER BEWARE" you never took the time to learn what MUST be disclosed and what need not be disclosed.

[FredJacobs]

Surprised?? Almost all of Florida is a Flood Zone. This peninsula that we live in so flat that sometimes I think the state's high points are the overpasses over Interstates and Florida Turnpike. The Florida Citrus Tower, in Clermont, is 226 feet high and you can see into 8 counties. You can buy Flood Insurance from FEMA - mine costs about $400 per year.

[newgirl]

Laws are so different here then in Mi.I was a realtor would have been sued if I had worked as a buyer agent and not disclosed, the seller definitely would be sued.

[rsibole]

Home owner’s insurance does not cover damage caused by any water coming from the ground up . . . . flood, rain water runoff, swimming pool overflow, none. Only flood insurance covers damage caused by ground water.

[Pairadocs]

What was your flood factor? Mine was a 5, which it said there is a chance it might flood at least once in the next 38 years. I'm nowhere near a pond or water. I didn't get a mortgage but my homeowners insurance never asked about it.

Just type in your address.

Find Your Home'''s Flood Risk | Flood Factor (https://floodfactor.com/?gclid=CjwKCAiAoOz-BRBdEiwAyuvA64Bh5Ad8P2RKQER-X68KcRmo3n5Tr6xb5thUCeH-AUfrDSgXij031RoCFJoQAvD_BwE)

On the Sumter County Flood Zone Map my area is in the white, which is good, so I'm not worried. South of 44 looks like a lot of the area is flood zone.

FEMA Flood Hazard Areas Map of Sumter County, FL | PropertyShark.com (https://www.propertyshark.com/mason/fl/Sumter-County/Maps/Fema-Flood-Hazard-Areas)

Thank you for this link. I typed in our villages address and it was "1", minimal risk.

[tvbound]

Although this issue is on our list to research before buying, I thank the OP and respondents, as it reinforces the importance of doing a thorough job of due diligence before purchasing and not just depending on what sales people say - or don't say.

[Velvet]

There are many things buyers here are not aware of, flood zones, sinkholes, potholes, sewer,quarry vibrations, house cracks when new, Coleman prison, unlimited amenity increase,bond interest rate, portion of bond never goes away and increase in value is overstated or a lie. You have to pay for a newspaper to find out what’s going on you have to pay for a service for tee time reservations, many of the house contractors the villages have an equity stake in, etc.

Yes, a buyer must do their own research and not expect someone to look after their personal interest. (They will be disappointed!) Or hire a professional who will do it for them. If you don’t look into it, don’t be surprised you bought swamp land, or high risk sink hole area etc. Caveat emptor.

As to fees for tee time, newspaper etc my first response is that services are never free. Who works for nothing? Of course you have to pay for them one way or another. ‘There is no such thing as a free lunch.’

[John41]

No one disclosed to us when we selected a pond lot in Chitty Chatty that this could be an issue. After our planning meetings, payment of 20 % we spoke with the bank about a mortgage and were told that we would have to carry flood insurance which DOUBLES our home insurance cost. We are very angry about this. We could have chosen a different lot if we had known. We were told that in a couple of years the area may be resurveyed and that FEMA would send a letter if it is no longer classified this way. Then we have to fight with the mortgage company to have this requirement dismissed. As for now it states "for the life of the loan ". Watch out if you are purchasing a pond lot. Has anyone else had this experience?

Get an Elevation Certificate from a surveyor. We did that on our waterfront home in NJ and it significantly reduced our flood insurance premium. You have our sympathy though as that is an unpleasant surprise.

[TNLAKEPANDA]

I was in the flood insurance claims business for over 25 years. You don’t have to be near water to get flooded. Find out what zone you are in first. My guess it’s an X zone which is underestimated since it’s a new area. You only need to insure the house. The mortgage company doesn’t care about your contents. The maximum insurance you can get on a home is $250k. Just get enough to satisfy the mortgage company. It should not be too expensive. Your HO insurance will not cover anything damaged by FLOOD. A broken water pipe that floods your hose is covered by HO insurance not Flood insurance.

[Olsenfiber]

Every current and potential homeowner should check floodfactor.com to see the prediction for future flooding of their property.

[kstew43]

we heard that info from our realtor months ago. there was a delay in build due to some sort of flood zone issue the developer was dealing with.

[Patzy]

7 yrs ago we placed an offer on a modular in the Historic section that is on the large water feature that had the island and waterfalls facing 27/441. During negotiations, we were checking the insurance and sure enough, that was considered a flood zone. Not only was the insurance higher due to modular, but excessive due to the "flood zone". Ridiculous. Man-made, villages controlled but still required.
Since then we get all the costs before we negotiate.

[tonihanc]

2080 Aber lane, villages

[Girlcopper]

No one disclosed to us when we selected a pond lot in Chitty Chatty that this could be an issue. After our planning meetings, payment of 20 % we spoke with the bank about a mortgage and were told that we would have to carry flood insurance which DOUBLES our home insurance cost. We are very angry about this. We could have chosen a different lot if we had known. We were told that in a couple of years the area may be resurveyed and that FEMA would send a letter if it is no longer classified this way. Then we have to fight with the mortgage company to have this requirement dismissed. As for now it states "for the life of the loan ". Watch out if you are purchasing a pond lot. Has anyone else had this experience?
Simple answer. “Buyer beware”

[jimbo2012]

I'm on a pond in CC we asked before hand, not in flood zone, insurance is same as prior home not near any water.

What street R U on

[justjim]

The Villages does what is required by law. This is not their “first rodeo” and they have lawyers to make sure they do what is required by Florida law. That said, if you think more should be disclosed to buyers of property, regarding flood and sinkhole potential, then you should contact your Legislators and Governor to get laws changed in Florida. Understand up front the changes will not come easy. Regardless, due diligence when purchasing property is always the best thing to do.

[cj1040]

Too bad we never saw that as we dont currently live there and were not aware of talk of TV then...

[cj1040]

We did not find out about the flood situation until after the house was already planned and the deposit of 20% paid. Now that we have to get insurance for the closing we find out that our premiums will double in cost

[charlieo1126@gmail.com]

There are many things buyers here are not aware of, flood zones, sinkholes, potholes, sewer,quarry vibrations, house cracks when new, Coleman prison, unlimited amenity increase,bond interest rate, portion of bond never goes away and increase in value is overstated or a lie. You have to pay for a newspaper to find out what’s going on you have to pay for a service for tee time reservations, many ofthe house contractors the villages have an equity stake in, etc. I wonder if your ever happy about anything here or if you even live here, I’ve been here 20 years in 5 homes , I’ve been happy wherever I’ve been including being in Fenney now , oh and what prison I didn’t know there was a prison MY My it must be the families fault

[cj1040]

Citizens was the first one we applied to but they cannot come close to an on line company's interest rate with no points and closing credits.

[Rosie1950]

Everyone needs to read the blurb in this AM’s DS. Page A5
U.S. gives Florida wider authority.
Seems they gave the good old boy allies the go ahead and develop wetlands. Florida can now evaluate and give out their own permits under the clean water act! The question would be and should be, will developers look out for ecological protection, and home buyers, or their own pocketbooks?
Good thing there’s no basements.
Lot of posts saying the buyers should have known better. If they NEVER lived here before, why on earth would they think they were being suckered, or where they bought was a previous swamp?
14 years ago we moved here and for 3 years I drove to Winter Garden. On the turnpike across from the rest center, cattle would be ankle deep in water during the rainy season, that would indicate wetlands! Now there’s homes there. They are playing, now u see now u don’t. Cannot keep moving the water table around, something somewhere is going to revolt.

[DAVES]

I wonder if your ever happy about anything here or if you even live here, I’ve been here 20 years in 5 homes , I’ve been happy wherever I’ve been including being in Fenney now , oh and what prison I didn’t know there was a prison MY My it must be the families fault

People? A friend of mine said as they get older they do not get better they get worse.
The old tale-is your glass half full or half empty.

I am truly thankful that we were poor as kids and that I worked hard for all I have.
It means much more if it was not given to you. I for one find the lizards etc interesting and yes amusing and I have far more than I ever planned on. To quote another friend-I was an overnight success-it only took me 45 years of hard work.

[HRDave]

We bought a Villa , sight unseen, in Chitty Chatty and before we ever signed the contract did our diligence on flooding. Talked to State Farm & did research on the web. Totally confident. Diligence and foresight prepares you prior to signing that contract.

[cj1040]

The mortgage co is requiring flood insurance for the life of the mortgage . If we can later get a FEMA certificate stating it is no longer in a flood zone we will have to see if they will drop that requirement

[cj1040]

Thanks for info...house is up already as closing is in Feb so too late to change lots. We will just hope that our elevation map we have to get will help settle this problem.

[graciegirl]

We did not find out about the flood situation until after the house was already planned and the deposit of 20% paid. Now that we have to get insurance for the closing we find out that our premiums will double in cost

I think the title to this thread is unfairly upsetting. Nearly all of Florida is very close to sea level and "they" have placed "flood plains" and other plans to handle most of the problems. The Villages showed how well during Hurricane Irma three years ago when we received what would have been harsh flooding to homes, but it was diverted by their pumping the ponds down, sending the water to the common areas and pumping the run off onto their own golf courses in order to spare people's homes. The only generalized area that I saw flooded was in the historic part. It seems as they build areas they take into consideration the possibility of flood and regrade first.

[bxmt54]

Isn’t there an actual creek that goes thru there named the Chitty Chatty creek? I think that’s where they got the name from for the village. I would think that it could possibly flood if you live close to it. I wouldn’t worry too much about the retention ponds or the preserve areas...however, that creek could be an issue. I came from IL and creeks overflowed their banks ALL of the time during the spring and heavy rains.

[blueash]

I think the title to this thread is unfairly upsetting. Nearly all of Florida is very close to sea level and "they" have placed "flood plains" and other plans to handle most of the problems. The Villages showed how well during Hurricane Irma three years ago when we received what would have been harsh flooding to homes, but it was diverted by their pumping the ponds down, sending the water to the common areas and pumping the run off onto their own golf courses in order to spare people's homes. The only generalized area that I saw flooded was in the historic part. It seems as they build areas they take into consideration the possibility of flood and regrade first.

No Gracie, the title is 100% accurate. Yes, you always defend the Morse family and surely their business practices which make life here perfect need no criticism, even honest accurate criticism. All of Florida is not classified by FEMA as being in a flood zone. And it has nothing to do with how well the golf courses handled the last hurricane. The classification is based on maps, linked in earlier posts, created to assess flood risk and that information is certainly well known to the land development company. And the Morse corporation which is building and selling the homes also is certainly aware of the flood risk classification of every plot on which they build. And they know that if you buy on a high risk piece of land that a mortgage company will check for the flood risk and demand coverage before they grant a mortgage.

But the Morse run corporation did not pass this information, which they knew, to a prospective buyer. They were not required to do so but they could have done it if they were fine honest decent businessmen. Just because a law doesn't require an action does not mean it is honorable to not pass on an important factor in the home buyers decision.

The OP was surprised to find the lot he bought is in a flood zone. His title is accurate. His warning to others looking to buy here is worthwhile even if it indirectly criticized the Morse family.

[cj1040]

Thank you for this reply. We bought the lot with the realtor via lot maps on TV website with maps of lots for sale and then via photos on her cell phone. We were on lockdown due to covid in NY and did not see the lot til Sept when we came to plan the house. There was no mention or any type of disclosure...not until last week when the insurance issue came up with the mortgage company were we made aware of this issue. We feel that the realtor should have mentioned this when showing us lots before we poured all of this money into a new build. Full disclosure is the law in many states. Just very upset that this happened as we could have easily chosen a different lot if we had known.

[cj1040]

Our address does not come up as it is a new neighborhood. I was told AE which is the highest factor

[jimbo2012]

All the addresses come up in CC

use Waze

[graciegirl]

No Gracie, the title is 100% accurate. Yes, you always defend the Morse family and surely their business practices which make life here perfect need no criticism, even honest accurate criticism. All of Florida is not classified by FEMA as being in a flood zone. And it has nothing to do with how well the golf courses handled the last hurricane. The classification is based on maps, linked in earlier posts, created to assess flood risk and that information is certainly well known to the land development company. And the Morse corporation which is building and selling the homes also is certainly aware of the flood risk classification of every plot on which they build. And they know that if you buy on a high risk piece of land that a mortgage company will check for the flood risk and demand coverage before they grant a mortgage.

But the Morse run corporation did not pass this information, which they knew, to a prospective buyer. They were not required to do so but they could have done it if they were fine honest decent businessmen. Just because a law doesn't require an action does not mean it is honorable to not pass on an important factor in the home buyers decision.

The OP was surprised to find the lot he bought is in a flood zone. His title is accurate. His warning to others looking to buy here is worthwhile even if it indirectly criticized the Morse family.

Blueash. I still say it is unfairly upsetting. I still say that most of Florida is about three feet above sea level. I still say that we had an acid test with Hurricane Irma and passed it well. I still say that I think The Morses have this under control. I think that anyone who is in business and trying to sell a sweater doesn't say....look here, before you buy it, It has to be washed by hand. The buyer is supposed to have some sense. Caveat Emptor. I think that we both have bias here. I like mine. I however cannot tell you how much I respect your good judgement in the fields of medicine and pediatrics especially. It is a great help to all of us to have your expertise.

[Bucco]

Two kinds of lies.....omission and commission.

[Velvet]

Deception by equivocation: leaving out significant negative details that will effect you and your home.

It is often used in all kinds of sales, that is why one needs to look into every aspect of a transaction or hire professionals to do so.

What purchase is more important than your home? And please don’t say, I never lived in Florida before so I don’t know about swamps or sink holes etc. If you decided to live in the Amazon forest would you not do any research about it first?

[JoMar]

https://www.talkofthevillages.com/forums/picture-perfect-125/you-ready-remember-irma-309565/?highlight=Flooding

The subject is flood insurance. I assume you weren't here for Irma or you would know that what you showed was the result of good water management and very, very, limited property impacts. Your post has nothing to do with the subject of the OP.

[SharonW]

Home owner’s insurance does not cover damage caused by any water coming from the ground up . . . . flood, rain water runoff, swimming pool overflow, none. Only flood insurance covers damage caused by ground water.

There are homeowner’s companies (Not FEMA) that will endorse flood coverage on home policy. Coverages home and contents.

Call Clifford Insurance or Frank Slaughter Insurance. They can help you get a great premium on your home with flood coverage endorsed on policy.