Flood Zone C is a FEMA-designated area above the 500-year flood level that faces minimal flood risk. Because it’s not considered a Special Flood Hazard Area, homeowners are not usually required to carry flood insurance. However, the risk of flooding here isn’t zero, so it may still be worth adding coverage since standard home insurance policies do not cover flood damage.
Understanding Flood Zone C
Homes are located above the 500-year flood level in Flood Zone C, meaning they face less than a 0.2% chance of flooding each year. For context, Special Flood Hazard Areas (SFHAs) typically face a 1% or higher annual flood risk.
Zone C is one of the older risk categories created by the Federal Emergency Management Agency (FEMA). In many cases, Zone C has been replaced on Flood Insurance Rate Maps (FIRMs) by “unshaded Zone X,” another low-risk flood zone. That said, FEMA notes that Flood Zone C may be subject to minor flood risks associated with local drainage problems or ponding, which do not warrant labeling the area as a floodplain.
Because the risk of flooding in Zone C is so low, FEMA typically doesn’t perform detailed hydraulic studies in these areas.
What’s the difference between shaded and unshaded?
Some areas previously designated as Flood Zone C or B have been replaced by the new Flood Zone X designation. When replacing Zone B — a moderate-risk area between the 100-year and 500-year flood levels — Zone X is marked as Zone X (shaded). The label Zone X (unshaded) replaced the low-risk Zone C.
What is Flood Zone C’s base flood elevation?
The base flood elevation (BFE) is the anticipated height of floodwaters during a base 100-year flood (i.e., a flood that has a 1% chance of occurring in a year). Flood Zone C lies above the 100-year flood level, so it doesn't have a BFE.
It’s important to remember that this doesn’t mean that Flood Zone C never floods; it just means the zone isn’t a designated base floodplain. Floods can still happen in Zone C, but they’re rarer and don’t warrant the regulations you see in an SFHA.
Is flood insurance required in Flood Zone C?
Flood insurance is not federally mandated for properties located in Flood Zone C — even if you have a federally backed or private mortgage. Homeowners are generally only required to buy flood insurance if their property is in a high-risk flood zone like Zone A or V.
However, this doesn’t mean that flood insurance is a poor investment for homeowners in Flood Zone C. Because flooding still happens in this area and isn’t covered by standard home insurance, it may be worth adding an optional flood insurance endorsement to your homeowners coverage or purchasing a separate flood insurance policy.
Why "minimal risk" doesn't mean "zero risk"
In defining flood zones, FEMA is careful to note that areas like Flood Zone C that face minimal flood risk aren’t immune to damage from flooding. In fact, FEMA data from 2020 show that roughly 25% of all flood insurance claims come from low- to moderate-risk zones, including Flood Zone C.
Floods in Zone C may be caused by:
- Ponding, or the accumulation of standing water in low-lying areas
- Local drainage issues
- Inefficient storm sewers during heavy storms
- Rapid snowmelt or unexpected land development
Consider historical weather patterns, your home’s landscaping, and environmental conditions in your immediate area when weighing whether to purchase flood insurance in Zone C.
NFIP vs. private flood insurance for Flood Zone C
Homeowners generally have two options for buying flood insurance. The first is the National Flood Insurance Program (NFIP), which is backed by FEMA. The other option is to get a policy from a private insurer.
Homeowners in Zone C flood zones may qualify for a lower-cost NFIP option known as the Preferred Risk Policy (PRP). However, NFIP policies only offer a maximum of $250,000 in coverage for the home’s structure and $100,000 in coverage for personal belongings. This might not be enough for some homeowners. Plus, there’s a 30-day waiting period before your coverage becomes active.
Private insurers can usually offer higher limits and other coverage options that some homeowners may find more attractive. You may even be able to add flood coverage to your homeowners insurance policy that’s effective immediately, eliminating the waiting period.
The cost of flood insurance in Zone C
Zone C properties often qualify for the Preferred Risk Policy, which offers some of the lowest flood insurance premiums nationwide. Combined rates for building and contents coverage are below $500 per year for most homeowners with the PRP, while some pay under $200 for coverage.
By contrast, 63% of homeowners with NFIP policies pay $1,000 per year or more for flood insurance.
Keep in mind that FEMA’s current risk rating methodology, known as Risk Rating 2.0, uses more than your flood zone designation to determine how much to charge for flood insurance. The new methodology incorporates complex data tied to your specific location, including:
- The distance to the nearest body of water
- Historical flood frequency
- Prior claims
- Your home’s replacement cost value
NFIP vs. private flood insurance for Flood Zone C
Homeowners generally have two options for buying flood insurance. The first is the National Flood Insurance Program (NFIP), which is backed by FEMA. The other option is to get a policy from a private insurer.
Homeowners in Zone C flood zones may qualify for a lower-cost NFIP option known as the Preferred Risk Policy (PRP). However, NFIP policies only offer a maximum of $250,000 in coverage for the home’s structure and $100,000 in coverage for personal belongings. This might not be enough for some homeowners. Plus, there’s a 30-day waiting period before your coverage becomes active.
Private insurers can usually offer higher limits and other coverage options that some homeowners may find more attractive. You may even be able to add flood coverage to your homeowners insurance policy that’s effective immediately, eliminating the waiting period.
The cost of flood insurance in Zone C
Zone C properties often qualify for the Preferred Risk Policy, which offers some of the lowest flood insurance premiums nationwide. Combined rates for building and contents coverage are below $500 per year for most homeowners with the PRP, while some pay under $200 for coverage.
By contrast, 63% of homeowners with NFIP policies pay $1,000 per year or more for flood insurance.
Keep in mind that FEMA’s current risk rating methodology, known as Risk Rating 2.0, uses more than your flood zone designation to determine how much to charge for flood insurance. The new methodology incorporates complex data tied to your specific location, including:
- The distance to the nearest body of water
- Historical flood frequency
- Prior claims
- Your home’s replacement cost value
Ways to lower flood insurance premiums in Zone C
Usually homeowners in Flood Zone C pay fairly low flood insurance premiums. However, you may be able to lower your costs further by implementing certain strategies that can lower the chances of severe damage from flooding. Flood risk mitigation tactics include:
- Installing FEMA-compliant flood vents in your crawlspace
- Elevating mechanical systems like HVAC or water heaters
- Ensuring that your property has proper landscaping to optimize drainage
Frequently asked questions
Is Flood Zone C considered a safe zone?
Flood Zone C is one of the safest flood zones on FEMA’s flood maps, especially compared to high-risk inland and coastal zones like Zones A and V. However, its minimal flood risk doesn’t mean that homeowners here are completely safe from flooding. Ponding and poor drainage can still produce floods in Zone C.
What’s the difference between Flood Zone C vs. Flood Zone X?
Flood Zone C and Flood Zone X (unshaded) are essentially the same FEMA classification, as both designate low-risk flood zones with less than a 0.2% annual risk of flooding. However, many areas formerly designated as Zone C are now part of Flood Zone X (unshaded).
|
Zone C/X (unshaded) |
Zone B/X (shaded) |
Zone A |
Zone V |
| Risk category |
Minimal risk |
Moderate risk |
High risk (SFHA) |
High risk (SFHA) |
| Annual chance of flooding |
0.2% or less |
0.2% |
1% |
1% or greater |
| Mandatory insurance |
No |
No |
Yes (federal mortgages only) |
Yes (federal mortgages only) |
Can my Flood Zone change from C to something else?
A letter of map revision (LOMR) can be filed to reclassify an area under a new flood zone, either to reflect increased risk revealed by new data or to use updated terminology. Many areas formerly designated under Zone C are now categorized as Zone X (unshaded).
Learn more about flood zones
