Georgia faces a unique set of flood risks, and not just along the coast. The state is vulnerable to urban flash floods in Atlanta, riverine flooding in the Blue Ridge Mountains, coastal storm surges in Savannah, and even potential failures from Georgia’s 4,600 dams (many of which are privately owned).
As the National Oceanic and Atmospheric Administration (NOAA) predicts an increase in active Atlantic hurricanes and tropical storms, things may only get worse. The biggest concern is the safety of humans and animals. Right behind that? Major property damage. And Georgians should take note: standard Georgia home insurance policies do not cover flood damage.
To protect yourself financially, you’ll need flood insurance, either through a private insurer or the National Flood Insurance Program (NFIP).
Is flood insurance required in Georgia?
While not required for every homeowner, flood insurance is federally mandated for those with mortgages — including FHA, VA, USDA, and conventional loans — on properties located within a Special Flood Hazard Area (SFHA). Because standard homeowners insurance excludes flood damage, many lenders in Georgia may require coverage even for properties outside these high-risk zones to protect their investment.
To determine if you live in an SFHA, you can check the FEMA Flood Map Service Center. Homes in any flood zones beginning with the letter A or V are considered higher risk for flooding and are thus classified an SFHA. These include:
Even if flood insurance is not required by your lender, if you live in an area of moderate flood risk — or even low flood risk — it may be worth the cost of purchasing flood insurance. According to the National Association of Insurance Commissioners, more than 20% of all flood insurance claims come from properties in moderate- or low-hazard areas (like Zone X).
Understanding Georgia flood zones
Flood zones vary widely across the Peach State. Here’s a high-level overview of the flood zones in Georgia:
- Zones A & AE: Zone A is a high-risk flood zone, with a 1% annual chance of flooding (called the 100-year floodplain) and a 26% chance of flooding over a 30-year mortgage period. Zone AE has the same risk level, but with more detailed information available, including base flood elevations (BFEs).
- Zones V & VE: Zone V refers to a coastal area with a 1% or greater chance of flooding each year. Homes here face the additional risk of high storm waves. Like Zone A, there’s a 26% chance of flooding over a 30-year period. And like Zone AE, Zone VE has BFEs available.
- Zone X (shaded): Zone X (shaded), which is sometimes still referred to by its old designation Zone B, refers to areas of moderate flood hazard. These lie somewhere between the limits of 100- and 500-year floodplains. Annual flood risk is 0.2% to 1%.
- Zone X (unshaded): Zone X (unshaded), which is sometimes still known as Zone C, refers to areas of minimal flood hazard. This zone is outside the 500-year floodplain and is generally protected from 100-year floods by levees. Annual flood risk is below 0.2%.
To determine your flood risk, you can reference the Georgia Department of Natural Resources DFIRM portal or the FEMA Map Service Center. For DFIRM, follow these steps:
- Visit the DFIRM website.
- Click on the Property Owners icon.
- Enter your address in the search bar.
- Review the map for your Georgia flood zone.
You can click around this map if you are considering buying a home in various parts of the state to determine each area’s flood risk. If you’re not sure how to use this map (or FEMA’s version), you can also contact a licensed surveyor, local floodplain administrator, or insurance professional.
How much does Georgia flood insurance cost?
Georgia flood insurance costs vary depending on the flood zone you live in, as well as your home’s elevation and foundation type. How you purchase your coverage — through a private insurer or the NFIP — will also affect the cost of your policy.
The NFIP, which is subsidized by FEMA, introduced a new pricing methodology in 2021 called Risk Rating 2.0, which better accounts for individual property risk, rather than just the flood zone. For some homeowners, this made policies more expensive.
According to 2023 data from FEMA, the median cost of risk-based NFIP coverage in Georgia is $1,071 a year, and 82% of all NFIP policies in Georgia cost between $697 and $1,332.
NFIP policies are not your only option. Often, you can find more affordable (and more comprehensive) policies through private insurers. Insurance experts advise comparing an NFIP quote against quotes from your current homeowners insurance company or a new home insurance company you’re considering.
Flood insurance costs in Georgia by county
The NFIP breaks down median risk-based flood insurance costs by county. Here’s a look at median costs in some of Georgia’s biggest cities.
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City (County)
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Median risk-based flood insurance cost (annual)
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Atlanta (Fulton)
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$942
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Augusta (Richmond)
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$797
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Macon (Bibb)
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$772
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Savannah (Chatham)
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$1,136
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NFIP vs. private flood insurance in Georgia
Having trouble deciding between NFIP coverage and flood insurance through a private insurer? Here’s how the two compare.
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NFIP coverage
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Private flood insurance
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Cost
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Median cost of $1,071 per year
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Varies, but often cheaper than NFIP
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Source
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Backed by FEMA
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Policies through private insurer
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Coverage limits
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$250,000 building / $100,000 contents (residential)
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Customizable; can often exceed NFIP limits
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Waiting period before policy takes effect
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30 days
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Often shorter (approximately 10–14 days)
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Additional coverage
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No loss of use coverage
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Loss of use coverage may be available
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Availability
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May be easier to obtain
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May be more challenging to obtain in high-risk area
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Because NFIP is a government program designed to help homeowners in high-risk flood areas, it might be easier to qualify for a policy. However, if you’re able to get private flood insurance, you may enjoy higher coverage limits (especially important for higher-value homes) and lower premiums. The waiting period for the policy to go into effect may also be shorter.
What does Georgia flood insurance actually cover?
There are two main types of coverage offered by Georgia flood insurance policies: building coverage and contents coverage. Here’s a breakdown of what these typically entail.
Building coverage
- Electrical and plumbing systems
- Furnaces and water heaters
- Refrigerators, stoves, and built-in appliances like dishwashers
- Permanently installed carpeting
- Permanently installed cabinets, paneling, and bookcases
- Window blinds
- Foundation walls, anchorage systems, and staircases
- Detached garages
- Fuel tanks, well water tanks and pumps, and solar energy equipment
Contents coverage
- Clothing, furniture, and electronic equipment
- Curtains
- Washer and dryer
- Portable and window air conditioners
- Microwave
- Carpet installed over wood floors
- Valuable items, such as original artwork and furs (up to $2,500)
- Merchandise and raw materials held in storage or for sale, if you’re a business owner
There are notable exclusions for basements, and FEMA’s definition of a basement is quite broad: “any area of a building with a floor that is below ground level on all sides.” This means lower levels of split-level buildings might be considered basements. Here is what your policy typically won’t cover in a basement:
- Personal property (e.g., couches, computers, TVs)
- Basement improvements (e.g., finished flooring and walls, bathroom fixtures)
- Generators and similar items
- Dehumidifiers that aren’t integral to the HVAC system
Frequently asked questions
How long is the waiting period for flood insurance in Georgia?
The waiting period for Georgia flood insurance through the National Flood Insurance Program is 30 days, though this may be waived if you are closing on a loan for the home purchase. You may be able to obtain a shorter waiting period (10–14 days) through a private insurer.
Does Georgia have flood disclosure laws?
Unlike some other states, Georgia does not have flood disclosure laws. Notably, the National Resources Defense Council gives Georgia an F rating due to its lack of disclosures. This means that you need to take the initiative on your own when buying a home to review Georgia flood maps and understand your home’s risk and any resulting flood insurance requirements.
Can I get flood insurance if I rent my home?
You can get flood insurance if you rent your home. The coverage is not for the building itself (that’s your landlord’s responsibility), but solely for your personal property. These are sometimes called contents-only policies.
What is an elevation certificate, and do I need one?
An elevation certificate is a document that specifies the elevation of your building, how waters might rise on your property, and how the waters might flow during a storm. You may be able to use this document to demonstrate that your home is above the base flood elevation and thus reduce the cost of your insurance coverage.
Before obtaining the certificate, check if your local floodplain manager already has one. If they do not, you can hire a land surveyor, architect, or engineer to complete one.
What happened to my rates after Hurricane Helene?
Hurricane Helene had devastating effects on Georgia in September 2024. In the aftermath of these types of storms, there are often map adjustments to better illustrate flood risk. Throughout the Southeast, flood insurance rates have risen due to the storm damage.
