All of Florida is a flood zone.

Subject to storm-surge wave action. Found on barrier islands. Longboat Key, Anna Maria Island, Casey Key, Siesta Key, Clearwater Beach. Highest flood premiums. NFIP and excess flood almost always required by lenders.

Inland flooding from rainfall, rivers, or storm surge. Common across Sarasota mainland, Bradenton, Tampa, and St. Pete neighborhoods near water. Lender-required flood coverage if you have a mortgage.

Outside the 100-year floodplain but within the 500-year. Not lender-required, but about 25% of Florida flood claims come from "X" zone properties. Coverage is strongly recommended and is often very affordable.

Outside the 500-year floodplain. Lowest premiums. Often $400–$700/year for full NFIP coverage. Still recommended in Florida. Hurricanes and torrential rainfall don’t respect FEMA maps.

Our primary flood carrier is Wright Flood, writing on the National Flood Insurance Program. NFIP is federally administered. Taxpayer-backed. And does not non-renew policies after claims. For Florida primary residences, vacation homes, and rental properties, this is the most stable source of flood coverage available.

For specific situations where NFIP doesn’t fit, Neptune Flood is available as a private primary alternative. We use it selectively, not as our default.

NFIP caps residential coverage at $250,000 building / $100,000 contents. For Gulf Coast homes valued above that. Most of them. We layer excess flood coverage from Lloyd’s above NFIP to reach your full replacement cost.

Private flood carriers in Florida have a recurring pattern: aggressive growth and competitive premiums, until a claim hits. Then non-renewal notices go out, and the homeowner is left scrambling. Some private flood books in Florida have non-renewed entire ZIP codes after major storm losses. Coverage you can’t keep is coverage you can’t count on.

The NFIP is administered by FEMA and backed by the U.S. Treasury. It doesn’t non-renew after a claim. Premiums move with FEMA’s Risk Rating 2.0 methodology, but the coverage itself stays in force as long as you pay. For a peril as predictable in Florida as flooding, that stability matters more than the lowest premium on day one.

Sarasota mainland, Siesta Key, Bird Key, Lido Key, St. Armands, Longboat Key. Coastal V and AE zones plus inland X.

Anna Maria Island, Holmes Beach, Bradenton Beach, Bradenton mainland, Lakewood Ranch.

Davis Islands, Hyde Park, Bayshore, Snell Isle, Shore Acres. Many AE and X zones, some V zones.

Clearwater Beach (V zone), Harbor Bluffs, Venice mainland and barrier islands.