Just tryin' to hep. I have witnessed people stirring trouble on this forum for many years and it ****es me off. Unless it is me doin' it.

My understanding goes back a few years from when we bought property and built a house in the AE10 zone.

Essentially, if you are in the 100 year flood plane then you are required to have flood insurance if you have a mortgage. I think that is mostly correct. The 100 year figure is somewhat arbitrary as it could have easily been the 90 year or 110 year flood plane. The number actually represents a probability of experiencing flooding - 1% per year. You can be just outside the 100 year flood plane and have essentially the same risk as someone just inside the 100 year flood plane. I guess they had to draw a line somewhere.

Within the 100 year flood plane there are areas of minimal risk and unknown risk, as well as other levels of risk. The flood insurance premiums will reflect the risk, as designated by the "letter" zoning, and can vary significantly. I suspect the area in Finney is probably minimal risk. The "lettered" zone can probably be found with some internet digging or a few well placed phone calls. I haven't seen the actually property but unless it borders a river that overflows its banks on a regular basis or is in very low lying land I doubt it will be of any real concern, except that the home owner may be on the hook for $300+ a year in flood insurance premiums.

So, that is my understanding from previous experience and research. Perhaps things have changed a bit over the last 10+ years. Please post if I am off base.

Yes. It has changed big time! In Tampa, I was told by residents that their flood insurance premiums were getting ready to increase to $30,000 per year! I had a hard time believing this number. But he was pretty knowledgeable and I knew him as someone who really did his research. I know a man that lived on Paradise Island? on the water in a $million+ home, who sold it last year because the flood insurance premiums were going to skyrocket. I'm sure there are a lot of articles in the Tampa tribune. Maybe Carl of Tampa can chime in?

What I meant by "change" was the overall situation as to who has to have flood insurance, if they have a mortgage, and the fact that areas are designated by letters that reflect the risk. Tampa is most likely in a very high risk area and the flood insurance premiums, as they have always, reflects the risk. Areas of minimal risk can still get policies starting at around $300 ish per year. When I quoted that number it was in the context of Finney (which was what my post was in reference to), which I believe is a low risk area, not some arbitrary high risk area on the coast (which is not the issue being discussed). I believe residential flood insurance is limited to $250K on the structure.

I think there is something going on in the legislature to try and work this for residents. I think, now, you can buy private flood insurance. One thing I thought was interesting; when I researched FEMA flood insurance years ago, the coverage was limited to $250,000. After hurricane Opal?, people I knew, who had their house destroyed, could only recover $250K. The cost to rebuild above $250K was on them.

Yes, I always found the $250K limit on a residential structure to be a bit odd.

But..."stirring trouble" is from your perspective. I still don't understand why you try so hard to control the dialogue to suit your perception of what is acceptable discussion. Diversity of opinions and topics is what makes a forum interesting. Maybe don't look so hard for underlying/hidden agendas, and take comments at face value until proven otherwise. It's a much more productive way to participate in a forum. You like to post things you like about TV. That's great. I also read the Daily Sun when I want to feel good and cozy. Other people like to post about things they don't like about TV. That's their prerogative. Many people want to discuss the good AND the bad of TV. Shutting down other people's opinions is not conducive to good communication.

It probably has to do with congress setting some amount that would protect 90% of homeowners 30 yrs ago, or a way to limit liability.

Excellent advice, but that isn't how I am wired. I taught young children for decades and my first reaction is to find and mention the good. I also was raised by a strict family in the Midwest and that makes me sound kinder than I am.


I don't mind a good debate but I don't like a lot of slinging around glittering generalities and half truths and thinly disguised negativity based on jealousy of the Morses. Or just plain trouble making by folks who enjoy that kind of stuff. Let us agree that you be you and I will be me.................lying in wait.......for you my pretty and your little dog too.

Does anyone notice a large area that is similar in both pictures? Guess what that is.

I give, what ?

Come on, it's way too fuzzy.

The green shaded area in the left picture from the FEMA site depicts I believe the 100 yr. flood zone. That same area in the right picture of the Village of Fenney is to the left and shaded. The developer, not ours is following the FEMA flood zone to create a no develop in zone. As around Lake Deaton, a series of levees or tall berms will be constructed to keep the waters in that flood zone area. Click on the picture to enlarge.