PBP Real Estate

Last updated September 25, 2026

South Florida homes for sale in a FEMA flood zone, and what flood insurance costs there: houses vs condos, five counties

On September 25, 2026, 27.2% of the 15,322 houses for sale in South Florida sat inside a FEMA-mapped Special Flood Hazard Area, and 45.2% of the 28,929 condos and townhouses did, 1.7 times the house rate. The five counties are Palm Beach, Broward, Miami-Dade, Martin and St. Lucie. Where a single-family NFIP flood policy in those ZIP codes is rated inside the SFHA, its median annual cost is $887; in the X zone it is $771. Each listing's zone comes from placing its MLS coordinates on the FEMA National Flood Hazard Layer; 99.9% of listings could be mapped. Edition 2026-09-25, frozen, refreshed monthly.

What share of homes for sale sit inside a Special Flood Hazard Area, by county?

Share of homes for sale inside a FEMA-mapped Special Flood Hazard Area, by countyActive listings 2026-09-25 in an A or V zone. Five counties: houses 27.2%, condos/townhouses 45.2%.Share of homes for sale inside a FEMA-mapped Special Flood Hazard Area, by countyActive listings 2026-09-25 in an A or V zone. Five counties: houses 27.2%, condos/townhouses 45.2%.0%20%40%60%80%Palm Beach houses: 9.4% of 3,786 mapped listings inside an SFHA9%HousesPalm Beach condos and townhouses: 17.7% of 6,172 mapped listings inside an SFHA18%Condos/THPalm Beach CountyBroward houses: 39.8% of 4,188 mapped listings inside an SFHA40%HousesBroward condos and townhouses: 39.0% of 9,611 mapped listings inside an SFHA39%Condos/THBroward CountyMiami-Dade houses: 44.7% of 4,495 mapped listings inside an SFHA45%HousesMiami-Dade condos and townhouses: 67.1% of 11,950 mapped listings inside an SFHA67%Condos/THMiami-Dade CountyMartin houses: 8.7% of 611 mapped listings inside an SFHA9%HousesMartin condos and townhouses: 11.4% of 519 mapped listings inside an SFHA11%Condos/THMartin CountySt. Lucie houses: 3.7% of 2,242 mapped listings inside an SFHA4%HousesSt. Lucie condos and townhouses: 22.6% of 677 mapped listings inside an SFHA23%Condos/THSt. Lucie CountySource: FEMA NFHL zone at listing coordinates; BeachesMLS actives 2026-09-25; OpenFEMA NFIP policies. PBP Real Estate analysis.

Miami-Dade is the outlier: two condos in three and nearly half of houses for sale are inside an A or V zone. Broward reads 39.8% of houses and 39.0% of condos, with another 46.3% of houses in shaded X (0.2% annual chance). Palm Beach, Martin and St. Lucie houses are mostly in the minimal X zone; their SFHA share is concentrated on the barrier islands and the Intracoastal.

Houses for sale on September 25, 2026: FEMA zone at the listing and NFIP policy cost in the same ZIP codes
CountyFor saleInside SFHA (A/V zone)X shaded (0.2%)X minimalMedian NFIP cost, SFHAMedian NFIP cost, X zone
Palm Beach County3,7869.4%5.6%85.0%$1,221$660
Broward County4,19039.8%46.3%13.8%$852$848
Miami-Dade County4,49744.7%5.7%49.5%$886$1,082
Martin County6128.7%11.3%80.0%$1,276$928
St. Lucie County2,2423.7%2.7%93.6%$1,020$658
Five counties15,32727.2%16.6%56.2%$887$771
Condos and townhouses for sale on September 25, 2026: FEMA zone at the listing and NFIP policy cost in the same ZIP codes
CountyFor saleInside SFHA (A/V zone)X shaded (0.2%)X minimalMedian NFIP cost, SFHAMedian NFIP cost, X zone
Palm Beach County6,17517.7%6.1%76.2%$697$446
Broward County9,61639.0%41.4%19.6%$550$515
Miami-Dade County11,95767.1%4.3%28.6%$602$706
Martin County51911.4%14.8%73.8%$775$632
St. Lucie County67722.6%11.1%66.2%$896$523
Five counties28,94445.2%17.4%37.4%$598$500

Inside SFHA counts A and V zones together; V zones (coastal wave action) are under 1% of listings in every county and are shown in the download. Median NFIP cost is the median annual policy cost of NFIP policies effective since 2025-09-01 in the ZIP codes where these homes are listed, by the zone the policy was rated in. Condo figures use unit-owner policies only; the building's master policy is carried by the association and shows up in the condo fee, not here.

What does an NFIP flood policy cost inside the SFHA against the X zone?

What a single-family NFIP flood policy costs, by county: inside the SFHA vs the X zoneMedian annual policy cost, NFIP single-family policies effective since 2025-09-01, ZIP codes with homes for sale.What a single-family NFIP flood policy costs, by county: inside the SFHA vs the X zoneMedian annual policy cost, NFIP single-family policies effective since 2025-09-01, ZIP codes with homes for sale.$0$400$800$1,200$1,600Palm Beach single-family NFIP policies rated in an A/V zone: median $1,221 a year, n=12,541$1,221In SFHAPalm Beach single-family NFIP policies rated in an X/B/C zone: median $660 a year, n=32,568$660X zonePalm Beach CountyBroward single-family NFIP policies rated in an A/V zone: median $852 a year, n=67,394$852In SFHABroward single-family NFIP policies rated in an X/B/C zone: median $848 a year, n=20,482$848X zoneBroward CountyMiami-Dade single-family NFIP policies rated in an A/V zone: median $886 a year, n=103,812$886In SFHAMiami-Dade single-family NFIP policies rated in an X/B/C zone: median $1,082 a year, n=10,234$1,082X zoneMiami-Dade CountyMartin single-family NFIP policies rated in an A/V zone: median $1,276 a year, n=2,476$1,276In SFHAMartin single-family NFIP policies rated in an X/B/C zone: median $928 a year, n=6,513$928X zoneMartin CountySt. Lucie single-family NFIP policies rated in an A/V zone: median $1,020 a year, n=2,259$1,020In SFHASt. Lucie single-family NFIP policies rated in an X/B/C zone: median $658 a year, n=6,642$658X zoneSt. Lucie CountySource: FEMA NFHL zone at listing coordinates; BeachesMLS actives 2026-09-25; OpenFEMA NFIP policies. PBP Real Estate analysis.

The mapped zone no longer sets the price: in Broward the SFHA and X-zone medians are the same, and in Miami-Dade the X-zone median is higher. Under Risk Rating 2.0 the NFIP prices each building on distance to water, elevation, foundation and replacement cost rather than the mapped zone alone. Palm Beach, Martin and St. Lucie still show the gap a reader expects ($1,221 against $660 in Palm Beach), because their SFHA policies sit on the ocean and the Intracoastal where replacement costs are highest. Policy cost includes premium, federal policy fee, reserve fund assessment and HFIAA surcharge.

Which cities have the most houses for sale inside a Special Flood Hazard Area?

Cities where the most houses for sale sit inside a Special Flood Hazard AreaShare of active house listings inside an A or V zone; cities with at least 60 mapped house listings.Cities where the most houses for sale sit inside a Special Flood Hazard AreaShare of active house listings inside an A or V zone; cities with at least 60 mapped house listings.0%10%20%30%40%50%60%70%80%90%100%Five-county house rate 27%Southwest Ranches100% of 65100% of 65Miami Beach98% of 15798% of 157Wilton Manors90% of 7990% of 79Lighthouse Point79% of 7679% of 76Cutler Bay70% of 14470% of 144Oakland Park67% of 13467% of 134Hialeah64% of 24164% of 241Homestead60% of 55460% of 554Fort Lauderdale58% of 80358% of 803Palmetto Bay58% of 7858% of 78Florida City57% of 6157% of 61Miramar57% of 23957% of 239Source: FEMA NFHL zone at listing coordinates; BeachesMLS actives 2026-09-25; OpenFEMA NFIP policies. PBP Real Estate analysis.

Southwest Ranches leads at 100.0% of 65 house listings. Two kinds of city fill the list: the coastal and Intracoastal cities (Miami Beach, Lighthouse Point, Wilton Manors, Fort Lauderdale) and the low-lying western Broward and southern Miami-Dade suburbs mapped AH or AE (Southwest Ranches, Miramar, Homestead, Florida City). Most Palm Beach, Martin and St. Lucie cities are below 10%. City rows for every city with at least 30 mapped listings are in the download.

Two cities in detail

Boca Raton

In Boca Raton, 7.6% of the 513 houses for sale and 17.7% of the 1,041 condos and townhouses sit inside a FEMA-mapped Special Flood Hazard Area. A single-family NFIP policy in Boca Raton ZIP codes rated in an A or V zone has a median cost of $1,215 a year against $734 in the X zone. Houses inside the SFHA ask $1,197 per square foot against $544 outside it; in Boca Raton the zone follows the waterfront, so the gap is a location difference, not a flood discount.

Boca Raton, Palm Beach County, September 25, 2026
TypeFor saleInside SFHAX shadedMedian $/sq ft, in SFHAMedian $/sq ft, outsideMedian NFIP cost, SFHAMedian NFIP cost, X zone
Houses5137.6%12.9%$1,197$544$1,215 (n=2,490)$734 (n=6,875)
Condos/TH1,04117.7%5.6%$307$278$618 (n=479)$483 (n=775)

Fort Lauderdale

In Fort Lauderdale, 57.8% of the 804 houses for sale and 56.2% of the 1,342 condos and townhouses sit inside a FEMA-mapped Special Flood Hazard Area. A single-family NFIP policy in Fort Lauderdale ZIP codes rated in an A or V zone has a median cost of $1,169 a year against $1,018 in the X zone. Houses inside the SFHA ask $744 per square foot against $475 outside it; in Fort Lauderdale the zone follows the waterfront, so the gap is a location difference, not a flood discount.

Fort Lauderdale, Broward County, September 25, 2026
TypeFor saleInside SFHAX shadedMedian $/sq ft, in SFHAMedian $/sq ft, outsideMedian NFIP cost, SFHAMedian NFIP cost, X zone
Houses80457.8%27.6%$744$475$1,169 (n=15,924)$1,018 (n=3,738)
Condos/TH1,34256.2%16.0%$422$490$618 (n=1,644)$567 (n=456)

What this means if you are selling

Buyers and their lenders pull the flood zone and a flood insurance quote before they write an offer, and the quote is part of the monthly payment they qualify on. If your home is inside the SFHA, having your current declarations page and, where one exists, the elevation certificate ready lets the buyer's insurer quote the actual building instead of the zone average, and an NFIP policy in force can be assumed by the buyer at its current rate. If your home is in the X zone, say so in the listing remarks: it is a fact the buyer's lender will verify and it changes which buyers can afford the monthly payment.

Series

This is the first edition. The FEMA zone layer is refreshed quarterly, the NFIP policy file monthly, and the listing snapshot with each edition; earlier editions never change. The county reports (Palm Beach, Broward, Miami-Dade, Martin, St. Lucie) carry the monthly price, sales and supply figures behind it.

Method, source and download

  • Listings: BeachesMLS active residential listings permitted for internet display in the five counties on September 25, 2026, via CoreLogic Trestle. Houses are single-family; townhouses and villas are reported with condos. Houses are never blended with condos.
  • Zone: each listing's MLS latitude and longitude is placed on the FEMA National Flood Hazard Layer, Flood Hazard Zones (layer 28), for DFIRM panels of the five counties, pulled 2026-09-25. Inside SFHA = FEMA field SFHA_TF true (A, AE, AH, AO, V, VE zones). X shaded = zone X with the 0.2% annual chance subtype. The zone is the mapped zone at the coordinates and is not a flood zone determination for any property.
  • Premiums: OpenFEMA FIMA NFIP Policies v2, policies with an effective date on or after 2025-09-01, matched to a geography by the reported ZIP codes of the homes for sale there. Houses = single-family occupancy with no condominium coverage; condos = single-unit policies in multi-unit buildings. Policy cost = total premium plus fees and surcharges. Private flood insurance is not in the file.
  • Shares and medians are shown only for groups of at least 30 listings or policies; the city chart requires 60 mapped listings.
  • Price per square foot uses MLS living area; the in/out SFHA comparison is descriptive of location and is not an estimate of any flood effect on price.
  • Download the aggregate table: 2026-09-25.csv (CSV, this edition) or the latest edition. Listing-level and policy-level records are not redistributed.
  • Free to cite with attribution to "PBP Real Estate analysis of FEMA NFHL, OpenFEMA NFIP and BeachesMLS data" and a link to this page. Questions: info@pbpre.com.

Source: PBP Real Estate analysis of BeachesMLS listings permitted for internet display (2026-09-25), FEMA National Flood Hazard Layer and OpenFEMA NFIP policy data (public domain). Deemed reliable but not guaranteed.

Questions about flood zones and flood insurance for South Florida homes for sale

How many South Florida homes for sale are in a FEMA flood zone?

On September 25, 2026, 27.2% of the 15,322 houses for sale in Palm Beach, Broward, Miami-Dade, Martin and St. Lucie counties sat inside a FEMA-mapped Special Flood Hazard Area (an A or V zone). For condos and townhouses it was 45.2% of 28,929. Every mapped point in Florida is in some FEMA zone; the X zone is the minimal-hazard designation, not an absence of flood exposure.

What does flood insurance cost in South Florida?

Among NFIP single-family policies effective since 2025-09-01 in the ZIP codes with homes for sale, the median annual policy cost was $887 for policies rated in an A or V zone and $771 in the X zone. Policy cost includes premium, fees and surcharges. Private flood policies are not in the NFIP file and are not counted.

Which county has the most homes for sale inside a Special Flood Hazard Area?

Miami-Dade: 67.1% of condos and townhouses and 44.7% of houses for sale are inside an A or V zone, because most of the county outside the Atlantic Coastal Ridge, from the bay-front cities and barrier islands to the low-lying south and west, is mapped AE or AH. Palm Beach County houses are the least often inside an SFHA at 9.4%.

Is a home in the X zone free of flood exposure?

No. The X zone means FEMA's mapped annual chance of flooding is below 1% (shaded X is 0.2% to 1%). FEMA reports that more than 20% of NFIP claims come from outside high-risk flood areas. Lenders do not require flood insurance in the X zone, which is why X-zone policies are cheaper and fewer. This page counts mapped zones; it is not a flood-risk rating for any property.

Why do houses inside the flood zone ask more per square foot?

Because in South Florida the A and V zones follow the Intracoastal, the canals and the beach, where land is most expensive. The price gap on this page measures location, not the effect of the flood zone. Nothing here is an opinion of what any home is worth.

How was the flood zone assigned to each listing?

By placing each listing's MLS coordinates on the FEMA National Flood Hazard Layer (Flood Hazard Zones layer) for the five counties. The result is the mapped zone at that point, not a flood zone determination for the property; a lender's determination or a FEMA elevation certificate governs for any transaction.

Can I cite these figures?

Yes. The 2026-09-25 edition is frozen; the figures and the downloadable table do not change. Cite as "PBP Real Estate analysis of FEMA National Flood Hazard Layer, OpenFEMA NFIP and BeachesMLS data" with a link to this page.

Free to reuse with attribution and a link to PBP Real Estate. Figures, tables and charts on this page may be quoted, screenshotted or embedded. Keep the source line and link to www.pbprealestate.com/south-florida-flood-zone-homes-for-sale/. Aggregates only: no address, listing number or listing-level record is published here.

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45.2%

of South Florida condos and townhouses for sale sit inside a FEMA-mapped Special Flood Hazard Area; for houses it is 27.2% (FEMA NFHL at BeachesMLS listing coordinates, five counties, as of September 25, 2026).

Source: PBP Real Estate, South Florida homes for sale in FEMA flood zones. Free to reuse with attribution and a link to PBP Real Estate.

For sellers

Pricing a home is a skill. Start with the current competition and recent closed sales.

43.4% of active single-family house listings in South Florida have a recorded asking price below their original list price.

The data comes from the segment and recorded fields available in PBP Real Estate's BeachesMLS feed, as of the date shown. Gia Freer, Broker of Record, turns comparable sales and current competition into one written pricing opinion for your home, with the reasoning, before it goes live.

No website estimate, no automated number: a comparative market analysis done by hand, within one business day.

43.4%Recorded below original
56.6%Not recorded as below originalMay include unchanged prices, increases and missing-price records; not a never-cut count.
15,279 single-family houses for sale in South Florida. Source: BeachesMLS, as of September 25, 2026. Information is deemed reliable but not guaranteed. Seller Blink Rate™ is the share of active listings with a recorded asking price below the original list price. The denominator is all active listings in the segment. The complement may include unchanged prices, increases and missing-price records; it does not establish a price history.

Request a pricing opinion for your property

Reviewed by Gia Freer, Broker of Record (Lic. BK689801). Reply within one business day. No automated estimate is published on this site.

Written and reviewed by Gia Freer, Broker of Record, PBP Real Estate, LLC · Florida broker license BK689801 · brokerage license CQ1064615. Last reviewed September 25, 2026.