Do I Need Flood Insurance in Myrtle Beach If I'm Not in a Flood Zone?

Usually it is not required, but it is often worth having. Lenders must require flood insurance only for homes in high-risk A or V zones with a government-backed loan. FEMA reports that nearly one-third of National Flood Insurance Program claims from 2014 to 2024 came from outside high-risk areas.

Last updated: October 2026

Who is required to carry flood insurance?

The requirement applies to high-risk zones and federally backed mortgages. According to FloodSmart, if your home is in a Special Flood Hazard Area, the zones that start with A or V, and you have a mortgage from a government-backed lender, flood insurance is mandatory. Some lenders require it outside those zones too, so read your loan terms.

If the house is in zone X, B or C, FEMA treats it as moderate to low risk, and flood coverage is your choice. Our guide to flood zones in Myrtle Beach and Horry County explains each zone and how to look one up.

Why do homes outside flood zones still flood?

Flood maps show mapped risk, not every way water can reach a house. Heavy rain, overwhelmed drainage and rising rivers can affect homes in lower-risk areas. FEMA's flood risk page says that from 2014 to 2024, nearly one-third of NFIP claims, 29 percent, came from outside high-risk flood areas.

Along the Grand Strand, the risk can come from ocean storm surge near the beach or from river flooding inland. After Hurricane Florence in 2018, the Waccamaw River at Conway reached a record crest, and many of the damaged homes were miles from the ocean.

Does homeowners insurance cover flooding?

Most homeowners policies do not cover flood damage. FEMA's flood insurance page notes that standard homeowners policies generally exclude flood, which is why the NFIP exists. Wind damage and flood damage are also handled separately on the coast, so a hurricane can involve more than one policy.

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Can anyone buy flood insurance in Horry County?

Yes, if the property is in a community that participates in the NFIP. FEMA says anyone in a participating community can buy a federal flood policy, whether or not the home is in a mapped flood zone. Private flood insurance is also sold. Ask your insurance agent to quote both, and keep in mind that a new NFIP policy usually has a 30-day waiting period unless it is tied to a loan closing.

How should a buyer decide?

Start with the flood zone, then look at the property itself. Questions worth asking:

• What flood zone is the parcel in on the FEMA map?
• Is there an elevation certificate, and how high is the lowest floor?
• Has the home had prior flood claims?
• How close is it to a river, creek, marsh or drainage canal?
• What would a flood policy cost for this specific house?

Get a quote during your due diligence period so the number is part of your budget before you commit.

Frequently Asked Questions

Is flood insurance expensive in a low-risk zone?

Pricing depends on the property, so we do not quote numbers. Ask an agent for a quote on the specific address during due diligence.

Can my lender require flood insurance in zone X?

Yes. Federal rules require it in high-risk zones, but a lender can choose to require coverage on other properties too.

Is there a waiting period for flood insurance?

Yes. A new NFIP policy generally takes 30 days to start, with exceptions when it is bought in connection with a loan.

Does renters or condo insurance cover flood?

Generally no. Flood coverage is a separate policy, though NFIP offers contents coverage for renters and condo owners.

Where can I check a home's flood zone?

Use the FEMA Flood Map Service Center at msc.fema.gov, and ask us to pull what we can for a listing you like.

How Our Team Can Help

Flood risk is one of the first things we look at with buyers on the Grand Strand. Call or message the Secure Home Finder Team and we will walk you through it, then send you homes that fit.

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