Author: Tyler Smith | Brightway Insurance
Here in Lee County, we get more than our share of sunshine, golf, pickleball, fresh seafood, and stunning sunsets. But there’s one “local” that doesn’t get invited to many backyard parties: floodwater.
A recent Realtor.com Housing & Climate Risk Report shows that many Floridians underestimate how easily water can move in — even if your home isn’t near a canal or marked on FEMA’s flood maps. Across the U.S., about 2 million homes face serious flood risk but aren’t in a FEMA high-risk zone. That means a lot of people are caught off guard when a summer downpour or storm surge leaves a soggy mess behind.
Here’s what every homeowner in SW Florida should know:
- Your standard homeowners policy doesn’t cover flooding
An HO-3 policy — the most common type — will help if wind rips off shingles or lightning zaps your AC, but it won’t pay a dime if water rises from the ground up. Flood insurance is always a separate policy, either through the National Flood Insurance Program (NFIP) or a private carrier. - Flood maps don’t tell the whole story
FEMA’s Special Flood Hazard Areas focus on historic flooding patterns and big storm surge. They don’t always factor in heavy rain or shifting drainage after new construction. Even “low-risk” zones can experience damaging floods, especially with today’s intense rainfall events and ongoing construction. - Flood coverage can be surprisingly affordable
If your home isn’t in a mandatory flood zone, you may qualify for a Preferred Risk Policy — often costing far less than people expect. One claim-free year can make that premium look like a bargain compared to replacing drywall, flooring, and furniture out of pocket. - Prevention is worth a lot of paper towels
Simple steps can reduce your exposure:- Keep gutters and downspouts clear.
- Make sure soil slopes away from your foundation.
- Elevate valuable items or HVAC equipment if possible.
- Consider installing smart water sensors in key areas.
- When in doubt, talk it out
Flood risk isn’t one-size-fits-all. Your property’s elevation, drainage, and distance from waterways all matter. A quick conversation with your local insurance agent can help you weigh your true risk and explore options that fit your budget.
Floods may be part of life in Southwest Florida, but they don’t have to be a financial disaster. A little preparation — and the right coverage — can keep the water where it belongs: outside your living room.
