Flood Zones and Flood Insurance in San Diego: How to Check a Property

by Trevor Landress

FEMA flood maps divide the country into zones, and in a community that participates in the National Flood Insurance Program, flood insurance is mandatory for homes in high-risk zones that have a government-backed mortgage. The City of San Diego adds that any property can be affected by a flood, whether it is inside or outside a Special Flood Hazard Area.

The short answer

Zones A and V are high risk. Zones B and X (shaded) are moderate. Zones C and X (unshaded) are minimal.
In a participating community, flood insurance is mandatory in high-risk zones when the mortgage is government-backed.
Check a property on FEMA's Flood Map Service Center at msc.fema.gov.
Since October 1, 2023, NFIP policyholders in the City of San Diego get a 15% premium discount.

What the zones mean

Zone	Risk level	What the page says
A (AE, AH, AO, AR, A99)	High	Highest flooding risk, such as near a pond, stream or river, or a protective barrier under construction
V, VE	High, coastal	Added hazard from storm waves
B and X (shaded)	Moderate	Usually between the 100-year and 500-year flood limits
C and X (unshaded)	Minimal	Usually above the 500-year flood level
D	Undetermined	No flood hazard analysis has been conducted

That table follows the FEMA flood insurance program's FloodSmart page. It recommends flood insurance for the moderate, low and undetermined zones too.

When insurance is required

FloodSmart says that in NFIP-participating communities, flood insurance is mandatory for high-risk zones if the mortgage is government-backed. Without a government-backed mortgage, it strongly recommends insurance in high-risk zones. Your lender will tell you what applies to your loan.

If you are weighing other insurance risks, my guides on the California FAIR Plan and earthquake insurance cover different gaps. Ask your insurance agent whether your policy covers flood and compare it with an NFIP policy.

How to look up a property

Use FEMA's Flood Map Service Center at msc.fema.gov.
Contact your local floodplain administrator or an insurance agent.
Call the NFIP at 877-336-2627.
FloodSmart advises checking annually for updates, because maps change.

What the City of San Diego says

The City's floodplain management page says the City has managed its floodplain since 1970 and that development in Special Flood Hazard Areas is held to a higher standard than elsewhere. The City participates in the National Flood Insurance Program, and the page says that, effective October 1, 2023, all NFIP policyholders in the City receive a 15% premium discount because of its Class 7 rating in FEMA's Community Rating System.

The page links to the Land Development Manual, the Municipal Code's floodplain provisions, a guide to starting a project in a Special Flood Hazard Area and elevation certificates. If the home you are buying has had work done, check the permit history too, as I describe in my permit history guide.

The 30-day waiting period

A FEMA bulletin from 2013, which is archived, explains that a new NFIP policy normally has a 30-day waiting period. It says the waiting period does not apply to the initial purchase of coverage in connection with making, increasing, extending or renewing a loan. It also lists an exception for an initial purchase during the 13 months after a map revision.

In practice, that means a buyer whose lender requires flood insurance can usually have it in place at closing, while someone who decides to buy a policy later may wait. Ask your insurance agent about timing before your closing date.

What buyers should do

Look up the address on the FEMA map before you write an offer.
Ask your lender whether flood insurance will be required.
Ask an insurance agent for a quote before your contingency period ends. My guide to contingencies explains the deadlines.
If the property sits in a condo or townhome community, ask what the association's insurance covers, as I describe in my HOA fees guide.
Ask the seller about any history of water entering the home.

I am not an insurance agent, and I cannot tell you what your policy covers. Flood risk is also not only about maps, and the City's page makes that point itself.

My advice for San Diego buyers and homeowners

Check the FEMA flood map for any address you are serious about.
Ask your lender whether flood insurance will be required.
Get an insurance quote before your contingency period ends.
Ask the seller about past water problems, not just the map zone.
Look at the map again each year after you buy, because maps can change.

A note on advice

I am a REALTOR®, not a lender, attorney, tax professional or financial advisor, so this guide is general information. Your lender can tell you what you qualify for, and a CPA or attorney can answer tax and legal questions.

Call or text me at (619) 402-4614 or send me a message.

Call or text (619) 402-4614 Contact Trevor Landress

Related guides

Frequently asked questions

Which flood zones are high risk?

Zones A (including AE, AH, AO, AR and A99) and V or VE are high risk, according to FEMA's FloodSmart program.

When is flood insurance required?

In NFIP-participating communities, it is mandatory for high-risk zones if the mortgage is government-backed.

How do I find a property's flood zone?

Use FEMA's Flood Map Service Center at msc.fema.gov, or contact your local floodplain administrator or insurance agent.

Does the City of San Diego offer a flood insurance discount?

Yes. Effective October 1, 2023, NFIP policyholders in the City receive a 15% premium discount because of the City's Class 7 rating.

Is there a waiting period for a new flood policy?

The NFIP normally has a 30-day waiting period, but a 2013 FEMA bulletin says it does not apply to the initial purchase of coverage in connection with making, increasing, extending or renewing a loan.

About the author

Trevor Landress is a San Diego REALTOR® with Coldwell Banker West (DRE# 02126901). He was born and raised in San Diego and has been licensed since 2021.

Trevor helps homeowners sell, guides first-time buyers through the home buying process and assists investors with their next acquisition. His work includes negotiating offers, analyzing market trends, building pricing strategies and running marketing campaigns for his listings.

He serves clients across San Diego County, from coastal communities like La Jolla, Del Mar and Carlsbad to neighborhoods inland.

Trevor is part of the Campbell Group, a three-generation real estate team, and he and the Campbell Group consistently rank as a top producing team at Coldwell Banker West each month. He writes these guides to help San Diego buyers and sellers navigate an ever-changing market. To talk through your plans, call or text (619) 402-4614 or contact Trevor Landress.

How I help San Diego home buyers

I help buyers sort out their budget, understand their loan options with a lender, search for homes, write and negotiate offers, keep track of inspection and contingency deadlines and stay organized through closing.

How I help San Diego home sellers

I help sellers price their home, prepare it for the market, market it to buyers, review and negotiate offers and manage the steps from an accepted offer to closing.