You can sell vacant land in a flood zone, but building on it is subject to strict floodplain regulations, local zoning, and permitting requirements. Construction is possible in many cases if you meet elevation and engineering standards, secure approvals, and comply with flood insurance rules for any new structure and federally related financing. For a direct sale, see how to sell land in a flood zone.
How do I find out if my land is in a flood zone?
You can find out if your land is in a flood zone by checking the latest Flood Insurance Rate Maps (FIRMs) or requesting information from your local floodplain administrator. Many counties, such as Bastrop County, Texas, provide online tools or direct assistance to help you determine flood risk and base flood elevations for your property (Floodplain Management | Development Services).
Preliminary FIRMs are also available for review in counties like Hays County, Texas, which help property owners and local leaders understand flood risk and plan for development (Preliminary Flood Maps for Hays County, Texas Ready …).
Flood zones include:
| Zone | Flood Risk Description | Insurance Requirement (with federally related financing) |
|---|---|---|
| Zone A | 100-year floodplain, base flood elevation not shown | Required for structures with federal or federally related financing |
| Zone AE | 100-year floodplain, base flood elevation shown | Required for structures with federal or federally related financing |
| Zone AH/AO | Shallow flooding (1-3 feet) | Required for structures with federal or federally related financing |
| Zone X | Moderate or minimal hazard | Not required, available if desired |
Base flood elevations and flood depths may be established through Base Level Engineering in some areas (Floodplain Management | Development Services).
What can I build on land in a flood zone?
You can build on land in a flood zone if you meet federal, state, and local floodplain regulations, which often require elevating new structures, securing development permits, and engineering for flood protection.
A development permit is required for all development in the unincorporated areas of Bastrop County, Texas, including buildings, grading, filling, or even storage of equipment (Floodplain Management | Development Services). In Bastrop County, there are three classes of development permits based on the property’s location relative to the 100-year floodplain.
Some jurisdictions have considered requiring even greater elevation—such as three feet above the natural ground line for new structures in the 0.2 percent (500-year) floodplain, as proposed in Iowa House Study Bill 573 in 2010 (The Midwest Planning BLUZ). That bill also proposed prohibiting the reconstruction of substantially damaged structures in the floodway, with limited exceptions (The Midwest Planning BLUZ).
Local government approval is needed for projects that alter the floodplain, such as filling or landfill use, in some jurisdictions. For example, in Decorah, Iowa, landfill activity in the F-1 floodplain district requires city council and state agency approval, and any special exception to zoning must be granted by the board of adjustment—not the city council (Tag: Floodplain management).
Permitted uses vary widely by location and the specific flood zone, and some comprehensive plans protect floodplains as permanent open space, limiting development options (Tag: Floodplain management).
How much does flood insurance cost for vacant land?
Flood insurance is required by federal law for any structure in a Special Flood Hazard Area (SFHA) if you use a federally backed loan (Floodplain Management | Development Services). The insurance rate depends on the zone, the elevation of the structure above base flood elevation, and the type of building.
If you develop the property and use federal or federally related financing, you will need to secure insurance as a condition of the loan. In Zone A, AE, AH, and AO, insurance is mandatory for structures with such financing; in Zone X, flood insurance is available but not required (Floodplain Management | Development Services).
Does a flood zone lower land value or make it harder to sell?
A flood zone can affect a parcel’s value and make it harder to sell, especially for buyers who want to build. Many buyers factor in the cost and complexity of building, insurance, and future resale when making an offer.
Some legislative proposals in Iowa have called for real estate disclosure statements to include floodplain location information and whether alluvial soils are present (The Midwest Planning BLUZ). Buyers are encouraged to check the latest flood maps and understand local flood risks before proceeding (Preliminary Flood Maps for Hays County, Texas Ready …).
Floodplain parcels often attract buyers interested in open space, forestry, or agriculture rather than residential or commercial construction. Some comprehensive plans restrict new development to preserve floodplains as open space or wildlife habitat (Tag: Floodplain management).
Sale options for floodplain land:
| Sale Route | Timeframe | Costs to Seller | Buyer Type |
|---|---|---|---|
| Direct sale to AMM | Days to weeks | None | Land companies, investors |
| Listing with agent | Months possible | Commission, closing | End users, speculators |
| Auction | Set by auction | Auction fees possible | Conservation, recreational, etc. |
AMM Land Sales makes cash offers on vacant land, including parcels with floodplain limitations, and takes properties as-is with no commission or closing costs to the seller. For more on direct sale, see how it works or sell your land.
For more on what determines vacant land value, see what land is worth.
What permits or studies do I need to develop land in a floodplain?
A development permit is required for all development in the unincorporated areas of Bastrop County, Texas. This includes building, grading, filling, excavation, and even storage of materials (Floodplain Management | Development Services). In Bastrop County, a surveyor must certify that your plans meet county flood damage prevention requirements before construction begins.
Permit classes in Bastrop County:
| Permit Class | Location Description |
|---|---|
| Class A | Outside mapped 100-year floodplain |
| Conditional Class A | Outside mapped 100-year floodplain, but on property within the 100-year floodplain |
| Class B | Partially or wholly within mapped 100-year floodplain |
Local regulations may require structures to be elevated above the base flood elevation, and additions or remodels exceeding 50% of a building’s value can trigger further elevation or floodproofing requirements in some cases (Floodplain Management | Development Services).
In Iowa, a 2010 legislative proposal (HSB 573) would have required new structures in the 0.2 percent (500-year) floodplain to be elevated three feet above the natural ground line, prohibited reconstruction of substantially damaged structures in the floodway with limited exceptions, and discouraged new levees while prioritizing reconnecting rivers to their floodplains (The Midwest Planning BLUZ).
In Iowa, government and board approvals are needed for special exceptions, and state law gives exclusive authority for those exceptions to the zoning board of adjustment—not the city council (Tag: Floodplain management).
If you build without required permits, penalties can include fines up to $500 per day and possible removal of unpermitted improvements (Floodplain Management | Development Services).
For more on red flags in vacant land deals, see 8 red flags that mean vacant land isn’t actually buildable, and for easements and access, 7 types of easements that can limit what you build on land.