[CarlR33]

Originally Posted by frayedends

First off $1000 per month is on the low side but shop around. Second I’d assume Deluna has updated flood maps as it’s older than where I am in Lake Denham. That being said when we bought our house was in a flood zone and we were told the maps should be updated in a few months. We were t actually in a flood zone because the developer raised the land elevation. But without updated FEMA maps we still needed flood insurance. Over a year later the maps were still not updated. But then I found out from the bank (citizens first) that I could apply to have my single home updated using something called a LOMA or LOMC. It was a pain in the ass. The bank did provide some of the documents I needed. Others I had to find online. But after 90 days I got approval and no longer in a flood zone. No idea if the maps have been updated yet. The annoying thing is Citizens could have told me this the first year and saved me a grand for the second year.

The 1K I quoted is what it cost me so shop around (I don’t think Villagers do that enough). I don’t think the bank cares (it’s Citizens of course). Our Villages realtor informed me about the FEMA letter of map amendments (LOMA) process. I called FEMA when I had questions about my application and they were very helpful with the process and when I got my flood zone reduced it was immediately shown online. I would not call it a PIA but yes, something else to deal with for home ($$) ownership(I often say I should have just rented).

[virtue51]

If you are in a flood zone or next to a flood zone, I personally would look for a house in another location. The weather is changing and areas in the country that previously have not flooded are now experiencing flooding. Keep looking for a home -- there are thousands of homes.

[CarlR33]

Originally Posted by virtue51

If you are in a flood zone or next to a flood zone, I personally would look for a house in another location. The weather is changing and areas in the country that previously have not flooded are now experiencing flooding. Keep looking for a home -- there are thousands of homes.

If in the Villages I would not necessarily agree or rule out a home for that reason. The Villages has a great plan for water management and it seems to work. FEMA does not know the land has been built up and unless you petition them with the proper paperwork it will not change. I would bet most all homes near a pond or preserve are listed in a FEMA flood zone which is the land most are trying to pay a premium for in the Viillages.

[goneil2024]

I have been involved with flood risks and related losses for over 45-years. From the posts so far I think it is important to separate some of the issues that appear to be conflated.

1) Flood insurance is required for federally backed loans located in the 100-year flood zone(s) and by extension most other lenders would typically require the coverage.

Lenders normally require flood insurance when the improvements constituting collateral for loan are situated in a special flood hazard area (SFHA) referred to as flood Zones A/V. Simply, these areas have a calculated (engineer, architect or surveyor) 1% chance of flooding each year. As a homeowner there is a cost associated with obtaining this required additional insurance.

2) According to FEMAs website over 30% of insured flood losses take place outside the 100-year flood Zones A/V. The fact is, that we are all subject to flooding, it’s simply the probability of being flooded that differs depending on the Zone, A/V, B, C, X, X-, etc. Mother Nature doesn’t always get the memo, and she doesn't stop flooding at the edge of the flood map line. Flooding (as defined in your insurance policy may not be what you think so read it) is based on the actual event and extent of flooding.

3) The federal flood insurance program and insurers that participate in the program may offer coverage for properties both in the 100-Year SFHA and outside the SFHA if their requirements are met. The insurance premiums for policies on properties outside the SFHA typically reflect the lower probability of loss and the mitigates, if any that are in place.

4) Risk Tolerance of the homeowner. Even if you are not required to purchase flood coverage by your lender it would be wise to consider it. To make an informed decision consult an engineer, insurance adviser or other professional to determine what your actual cost, risk, and Zone is. Also, consider the potential insured and uninsured cost of loss as well as your ability to self-fund a loss in the event of a flood as defined by your flood policy. The answer to this question will differ for every reader. I would hope a solution becomes obvious once you have all the information, and can answer the fundamental questions: a) what are the options and is coverage even available; b) can I afford to pay out of pocket for flood damage if my home is flooded?; c) what mitigates can I employ to reduce the extent of damage in the event of a flood and would this reduce/offset any premiums I might pay; d) Is there some way I can transfer the cost of funding a loss to others (by insurance)?

I would recommend Identifying, quantifying and making an informed decision about how to handle flood damage BEFORE a flood event occurs. After the event the range of options is very limited, and often very expensive.

The information here is simply my opinion, I recommend consulting with qualified finance, risk, insurance and legal professionals before making any decisions.

5) The various federal policies are defined by statute and you can review the exact policy terms and definition on the FEMA web site. Other flood policies may have different terms, conditions and exclusions so be sure to review what constitutes a ‘flood’ in the policy form.

[LianneMigiano]

Originally Posted by ohioshooter

These were taken from my lanai. The first is the pond beside Heather Way at the NW corner of the development taken today. The second was taken during the last Hurricane.

OMG (to the 2nd picture)! I wouldn't have been able to sleep at night watching that water come so close to my beautiful home!

[BlueStarAirlines]

Originally Posted by djlnc

We're interested in a house on Heather Way, but I'm concerned about the flood zones. The homes are on land built up several feet above the natural area. Is the flood zone on the map an approximation meant to show that the natural area is a flood zone, or is it actually meant to show that the flood zone extends on to the built up property around it as it appears in the picture?

Just FYI....you'll get much better information from facebook groups (Deluna has their own) than this site if its regarding a specific neighborhood.

[BlueStarAirlines]

Originally Posted by Altavia

That area has very limited outflow from the lakes and only has the southern oaks golf course for excess water retention.

Incorrect.....not even close to being correct. For Deluna, it was discovered after the hurricane that the pipe for excess water retention that is located near the Deluna postal station was partially blocked. This pipe has the water exiting the preserve area between Pezullo and 301. This blocked the proper draining of the preserve behind Heather Way and surrounding streets.

[BlueStarAirlines]

Originally Posted by Nana2Teddy

Is this home facing the preserve? We live in DeLuna and though that’s a great location it has one issue that hopefully you were informed about. That area of the preserve is a rookery where thousands of birds (egrets, herons, ibises, etc) fly in every night and roost very noisily all night. Some homeowners there can even smell it from their backyards. They roost mostly in the shrubs, but a few are in the trees too. We live in another veranda neighborhood and walk over occasionally to watch them fly in for the night. It’s quite cool and fun to observe, but we’re glad we don’t live right next to it. If you’re looking at a home overlooking that area I highly recommend you go at sunset to see what you’ll be living with every night. Some locations on Heather will be better than others in relation to the rookery. Just do your due diligence.

We live very close to there and I think the bigger issue is all the folks that clog up the walking trail looking at the birds. We've even had a few bird watchers go through back yards, urinate behind the houses, leave trash, etc.

Noise from the birds are not an issue...

[Nana2Teddy]

Originally Posted by BlueStarAirlines

We live very close to there and I think the bigger issue is all the folks that clog up the walking trail looking at the birds. We've even had a few bird watchers go through back yards, urinate behind the houses, leave trash, etc.

Noise from the birds are not an issue...

Interesting. I guess it’s a matter of what your noise tolerance is because when we are on the walking path alongside that area it’s very loud, though doesn’t bother us since we’re just passing through, lol. I’m guessing the double paned windows help buffer it when indoors, and likely the noise quiets down once they’re all settled in for the night. I’ve actually had a villager who lives on Heather Way and faces the preserve tell me in the DeLuna group that it can be quite stinky. When we are there we are always the only ones on the path (between preserve and large pond) except for the dog walkers out on their evening walks who just pass by. Have never seen crowds. Bummer you deal with such inconsiderate people.

[Cliff Fr]

Woe that's close