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Flood Plains, Flood Risk, and Buying a Home: What You Need to Know Before You Commit

Updated: Jan 1

Recent river flooding across Washington State — in Snohomish, Skagit, and many other counties, towns, and communities has been a sobering reminder that natural disasters aren’t abstract risks - they affect real families, real homes, and real lives. For many of us - when it's close to home - it's especially eye opening.


If you or someone you love has been impacted by recent flooding, it’s important to say this first: you’re not alone. Flood recovery is exhausting, emotional, and often overwhelming. Check out What to Do With Your Land and Property After a River Flood for guidance on flood clean up and recovery:

This article is meant to offer guidance for those seeking their next home and to ensure they understand the risks and complexities of flood plains and determining whether a home has ever been affected by a flood and/or could be impacted in the future.


The intent of this article is to help home buyers make informed decisions, and avoid or minimize an impact to their lifestyle, finances, and emotions that flooding can bring.


What Is a Flood Plain?


A flood plain is an area of land that has a higher likelihood of flooding during periods of heavy rain, river overflow, storm surge, or snowmelt. Flood plains often sit near rivers, creeks, coastal areas, or low-lying land.


Living in a flood plain doesn’t automatically mean a home will flood — but it does mean the risk is higher, and that risk needs to be clearly understood before buying or building.





Getting Local - Flood Risk in Snohomish & Skagit Counties


Recent flooding across Washington State in Snohomish, Skagit, and other Counties has highlighted how river systems, topography, and seasonal weather patterns can significantly influence flood risk in our region in the Pacific Northwest - the PNW.


Why Flooding Is a Local Issue Here


  • River systems:  The Snohomish, Skykomish, Snoqualmie, Stillaguamish, and Skagit Rivers regularly experience high flows during heavy rain and rapid snowmelt.


  • Mountain snowpack:  Warm rain on snow (a common Pacific Northwest pattern) can dramatically increase runoff.


  • Low-lying valleys & flood plains:  Many homes, farms, and rural properties sit on historically mapped flood plains.


  • Climate variability:  Heavier rain events are increasing the frequency of flooding outside traditionally mapped zones.



Understanding Flood Zones (In Plain English)


Flood risk is categorized into zones by FEMA through the National Flood Insurance Program (NFIP). The most common zones buyers will encounter include:


High-Risk Flood Zones (Special Flood Hazard Areas)

These areas have a 1% annual chance of flooding, often referred to as the “100-year flood plain.”


Moderate to Low Risk Zones

  • Zone B and X (Shaded) – Moderate flood risk

  • Zone C and X (Unshaded) – Lower flood risk


For moderate and low risk zones, Flood insurance may not be required, but often recommended by lenders in these zones. Flooding can and does still occur, so if not required, it may be worth if for lifestyle stability and peace of mind.


For more information on each Flood Zone, please check out: FloodSmart.gov


Important note: A “100-year flood” does not mean flooding happens once every 100 years. It means there’s a 1-in-100 chance every year, which compounds significantly over time.


Download our Free home buyer flood risk checklist (.pdf)






What About the 500-Year Flood Plain?


You might discover that a property you're interested in is located within a "500-year flood plain."  This may seem concerning, so it's essential to understand its actual meaning.


A 500-year flood plain means there is a 0.2% chance of flooding in any given year.


While that sounds small, risk adds up over time. Over the life of a 30-year mortgage, a home in a 500-year flood plain has roughly a 6% cumulative chance of experiencing a flood.


In other words, while flooding is unlikely in any single year, it is not a rare event over multiple decades of ownership.


For comparison:

  • A home in a 100-year flood plain has about a 26% chance of flooding over 30 years.

  • A home in a 500-year flood plain has about a 1-in-17 chance (5.8%) over a 30 year period.


What This Means for Buyers

  • Flood insurance may not be required, but it can be a wise optional safeguard

  • Long-term ownership increases exposure to rare but impactful events

  • Extreme weather patterns can make historical flood estimates less reliable

  • Peace of mind often comes from planning for low-probability, high-impact risks


For many buyers, understanding cumulative risk — not just annual odds — helps them make more confident, informed decisions about insurance, location, and long-term ownership.



How to Check If a Home Is in a Flood Plain


Before purchasing any home or land, buyers should verify flood risk using official tools:


  • FEMA Flood Map Service Center (FIRM maps) https://msc.fema.gov - Enter an address to see flood zone designations.



  • Local County GIS & Planning Departments Snohomish and Skagit Counties provide local mapping and historical flood data.

    • Search online for: “Your County flood map” (ex: "Snohomish County flood map") - local detail matters!


Flood maps can change over time — especially after major flooding events — so checking current and future risk matters.



When Is Flood Insurance Required


Flood insurance is typically required when:


  • The home is in a high-risk flood zone (A, AE, V, VE)


  • The buyer is using a federally backed mortgage


Even when not required, flood insurance may still be a very wise decision.


Many homeowners affected by recent Washington floods were outside mandatory zones — and discovered standard homeowners insurance does not cover flood damage.


FEMA Flood Insurance Overview: https://www.floodsmart.gov



Risks of Buying a Home in a Flood Plain



Buying in a flood plain can still make sense for some people — but only with eyes wide open.


Risks include:


  • Higher insurance costs

  • Increased likelihood of property damage

  • Repair and rebuilding restrictions after flooding

  • Possible “substantial damage” rules requiring elevation or rebuilding

  • Difficulty selling in the future

  • Emotional and financial strain after flood events

Flood risk isn’t just financial — it affects peace of mind and long-term stability.


Checkout this article for the process of dealing with the aftermath of a flood


Preventative Measures for Current Owners & Buyers


If you already own — or are considering buying — in a flood-prone area, steps can be taken to reduce risk:


Property & Structural Measures

  • Elevating utilities and mechanical systems

  • Installing flood vents or barriers

  • Improving drainage and grading

  • Using flood-resistant building materials

  • Elevating the structure (where feasible)


Planning & Preparedness

  • Maintain flood insurance coverage

  • Create an evacuation and emergency plan

  • Keep documentation and photos of the property

  • Understand local flood mitigation requirements

  • Keep a boat accessible - even an inflatable raft (with motor or oars) in the event of fast rising waters (ensure you have the means to quickly inflate even if power were to be out)


Preventative steps can’t eliminate risk to property and life, as well as significantly reduce damage and stress.






A Compassionate Reminder After Recent Flooding


For those impacted by the recent flooding in Washington State: this isn’t just a “risk scenario” — it’s your lived experience.


Recovery takes time, and it’s okay to feel overwhelmed. Decisions about rebuilding, repairing, or selling don’t have to be made immediately.


For buyers, these recent events underscore the importance of education, transparency, and preparedness — not fear.



Final Thoughts


Flood plains aren’t inherently “bad,” but they do require extra diligence, planning, and honesty — from buyers, sellers, and professionals alike.


Understanding flood zones, insurance requirements, and long-term risk helps ensure your home is not just a good investment, but a safe and sustainable place to live.


If you’re evaluating a property affected by flooding, located in a flood plain, or simply want help understanding your risk, I’m always happy to help — no pressure, just guidance.



Helpful Official Resources

Download our Free home buyer flood risk checklist (.pdf)



This article is for educational purposes only and is not a substitute for professional advice and guidance. Flood risk, insurance requirements, and regulations vary by property and may change over time. Buyers should verify all information with appropriate professionals and local authorities.


For a broader conversation about natural disasters and awareness of all the risks they present I recommend reading: Assessing Natural Disaster Risk Ratings: Five Crucial Steps Before Buying a Home: https://www.joefrankrealtor.com/post/assessing-natural-disaster-risk-ratings-five-crucial-step-before-buying-a-home


Thank you for taking the time to read this article!


-Joe


You can listen to the podcast for this article below. Please note that the podcast is AI generated from this blog article.


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