Pond Boss Forums POND CONSTRUCTION Selecting a site 100 year flood zoned

It's getting to the point where petty crimes have moved into our neck of the woods. Looking into moving in a nicer school district and area in general. Problem is $$$. Most of the places are 1.5ac-3.5ac 450k land only.

This is where it comes into the unknown. A 55+ acre property in my price range. Yes!!! But not so fast come to find out some of the land is designated 100 year flood zoned. What does this do for digging a small lake or a few ponds on the property. House and maybe a guest place. Looked on a google map about 6 miles north is a decent sized river with a name. Looks to be puddles at this point of the year. Any advice on thoughts or experiences would be appreciated.

Around the Houston area and anywhere there is rivers that's what you get... Flood plain property that is cheap in comparison... Beware building on it and insurance is a kick in the a$$. If it looks too good a deal.... Research it... Property cost in Texas is through the roof right now

It's likely you can still build within a 100 yr flood plain, you'll just need to have an elevation survey done to determine BFE (Base Flood Elevation), with your LFE (Lowest Floor Elevation) of your home and other buildings having to be at least one foot above BFE (so having a basement or walkout would likely be out of the question unless you bring in a LOT of dirt!). You'll then need to have a LOMA (Letter Of Map Amendment) or LOMR (Letter Of Map Revision) done to prove to your mortgage company your home is NOT in a flood plain. This will prevent you from being required to carry flood insurance.

There are other requirements as well, but as far as I know it can still be done (this could all be completely different in TN). Just be sure and do your homework first!

There's also a possibility that a pond/retention pond of some sort (here's where I'm very ignorant) could remove a portion of your property from the 100 year flood plain?

There are Flood Maps available through https://msc.fema.gov/portal/search . You might also visit with your state's Department of Natural Resources for additional information. Or if you can find an insurance agent who's well versed in flood insurance, they may be able to help as well.

Here's an example of a flood map of my place: http://arcg.is/1LfOWIJ where you can see the NW portion of my pond is in the Flood Way, and the remaining portion is in the 100 yr flood plain.

Thanks for the good information. I sent a request in for the broker to send me more info. I also found out the property has no utility's on site but does on the road.

Thanks Keith for the web links, those will surely be helpful

If only part of the property is in the floodplain, i don't see the problem. My BIL bought 460 acres in Colorado like that. He just plans to build on the part NOT in the floodplain.

Sean

What dirt is excavated for building ponds can be used to elevate the house.........

I have finally got the chance to walk the property with the agent. The property has a large creek that runs right smack through the middle. Which didn't show up on Arial maps. Disappointed since I didn't want that sort of thing breaking up the land.

I dunno, I would LOVE a creek to run through my land. Opportunity for gardens, bridges, source of water without a well... wasn't there an article a few months ago about someone in Texas modifying a creek to make multiple ponds and waterways? I thought this was sooo cool.

Water cold enough in the creek for cold water species?