Flood and Elevation Considerations on Hiton Head Island, SC
Every time I show property on Hilton Head Island - or when people are searching for locations, I often get the question, will this property flood, or what is the elevation, or will I need flood insurance?
First of all, I can't answer the first question since I'm not really a weather person and Hilton Head Island, is indeed a barrier island, and could we have flooding, yes, probably.
The what is the elevation is a bit easier to answer since Beaufort County indeed does have flood maps - we also have FEMA maps available, and I can pretty much respond in general what an elevation might be. The only way to be totally assured of the elevation is to ask for an elevation certificate that has been prepared by a surveyor.
As far as flood insurance, this can be a personal decision or is dependent on a variety of factors; if you are not in a flood plan, if the elevation is at least 14 feet, if your home is pre-FIRM (FIRM means Flood Insurance Rate Map), which means that it was built prior to when Hilton Head was incorporated as a town, if your home is in a Velocity Zone, if you are financing, there are loads of considerations.
There are various locations on the island that are higher than others - obviously the closer you are to the ocean, or a tidal water system, the lower your elevation actually is. To help out a bit, you can click here and be connected to a helpful source from the Town of Hilton Head. You can just put in an address and in most cases, the flood zone will show up.
If you don't have an address, click here and it will show you an overview of the various zones and the definitions.
If you'd like more information about hurricanes, or flooding, feel free to take a look at a previous blog.
In general you have a better chance of having a home with an elevation above the 14' required if you consider purchasing on the north end of the island - or in Port Royal Plantation, Indigo Run, Palmetto Hall, or Hilton Head Plantation. Having said that, many homes in other areas of the island have been placed on built up soil, or elevated with higher foundations - when in doubt, give me a call, or check out the maps that I've included.
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