Understanding FEMA Flood Zones and Elevation Requirements on Topsail Island

Why Working with a Local Realtor Matters

If you’re thinking about buying or selling a home on Topsail Island, you’ve probably heard terms like “FEMA Flood Zone,” “Elevation Certificate,” or “Flood Insurance Required.” These aren’t just details buried in paperwork. They directly affect your insurance costs, financing options, and long-term property value.

And then there’s CBRA, which stands for the Coastal Barrier Resources Act. Most people call it “cobra,” and I’ll admit, the first time I heard it, I thought people were warning me about a snake. Turns out it’s not a reptile. It’s a federal designation that limits certain types of federal funding and flood insurance in protected coastal areas to help preserve natural barriers.

You may also come across another term, CAMA, which stands for the Coastal Area Management Act. CAMA is a North Carolina law that regulates development along sensitive coastal areas like dunes, waterways, and wetlands. It helps protect the natural environment while allowing responsible growth. If you’re researching property on Topsail Island, both CBRA and CAMA will likely show up, and understanding the difference between the two is important when you’re evaluating land, planning a renovation, or considering new construction.

Why does all of this matter? Because if a property sits inside a CBRA zone, it usually isn’t eligible for federally backed flood insurance or certain disaster relief programs. And if it’s located in a CAMA-regulated area, there may be additional permitting requirements for construction or improvements. Knowing how these designations affect your property can save you time, money, and surprises later on.

As someone who lives and works on Topsail Island full time, I help clients every day make sense of these designations. Once you understand how FEMA maps, CBRA areas, and elevation data connect, you’ll have a much clearer path forward whether you’re buying, selling, or simply planning for the future.

What FEMA Flood Zones Mean on Topsail Island

FEMA flood zones define levels of flood risk, which directly impact insurance costs and building requirements. On Topsail Island, you’ll most often see:

Zone AE
One of the most common zones across the island. It indicates a 1 percent annual chance of flooding, often called the 100-year flood zone. Properties in AE zones typically require flood insurance if they’re financed through a federally backed loan.

Zone VE
These are higher-risk coastal areas exposed to wave action and storm surge, most commonly along the oceanfront and inlet corridors. Building requirements here are stricter, and flood insurance premiums are typically higher.

Zone X
Considered a lower-risk area, often further inland or slightly elevated. Flood insurance isn’t always required here but is still strongly recommended.

Even within a single neighborhood, flood zone boundaries can vary. That’s why reviewing an updated FEMA flood map and confirming details with a licensed surveyor is so important.

Elevation Certificates and Why They Matter

An Elevation Certificate (EC) shows how high your home sits relative to FEMA’s Base Flood Elevation (BFE). It includes:

• The elevation of your lowest finished floor

• The base flood elevation at your property

• Your flood zone classification

• Details about utilities, crawl spaces, and enclosures

Lenders and insurers use this information to determine flood insurance rates. Even a difference of one or two feet can shift premiums dramatically.

If your home has been elevated or modified since the last FEMA map update, you may qualify for a lower rate, but that only applies if the changes are documented. For sellers, a current EC is a great marketing tool because it shows buyers your home’s elevation advantage and helps prevent surprises during underwriting.

Flood and Coastal Insurance on Topsail Island

If your property lies within a FEMA AE or VE zone, flood insurance will likely be required. Most policies are written through the National Flood Insurance Program (NFIP), though private insurers are increasingly offering competitive options.

Even if you’re in a Zone X area, many homeowners still opt for coverage. Living near water means conditions can change quickly, and “low risk” doesn’t always mean “no risk.”

What Makes Coastal Insurance Different from Inland Coverage

Owning a home along the North Carolina coast comes with a few extra insurance layers that most inland homeowners never have to think about. These can include:

• Wind and Hail Coverage: Many standard homeowners policies on the coast exclude wind and hail damage. Coverage is often added through the North Carolina Insurance Underwriting Association (commonly called the “Beach Plan”) or a private insurer. This typically applies to hurricane or storm-related wind damage.

• Named Storm or Hurricane Deductibles: Coastal policies sometimes include a separate deductible that applies only when a storm is officially named by the National Weather Service. These deductibles are usually calculated as a percentage of the home’s insured value.

• Excess Flood Coverage: The NFIP caps building coverage at $250,000. Many homeowners here purchase supplemental or “excess” flood insurance to cover the full replacement cost of their property.

• CAMA and Structural Compliance: Properties near waterways or dunes often need to meet Coastal Area Management Act (CAMA) standards. Insurance underwriters and lenders may require additional inspections or documentation before binding coverage.

It’s extremely important to speak directly with licensed insurance professionals and lenders about these requirements. Every home and policy is different, and the right combination of flood, wind, and homeowners coverage depends on your location, elevation, and structure type.

I maintain a network of trusted partners who specialize in coastal properties, including local insurance agents, surveyors, and lenders familiar with Topsail Island’s unique requirements. I’m happy to connect clients with these professionals to help make the process easier, clearer, and more cost-effective.

Why Local Experience Matters

Flood maps and policy documents tell part of the story, but they don’t reflect what’s happening on the ground. Living here, I see how dune structures, drainage, and even the direction of prevailing winds affect certain neighborhoods differently.

As a full-time local Realtor and resident, I can help you:

• Understand which areas are more prone to flooding and which have natural protection

• Read FEMA, CBRA, and CAMA maps accurately

• Connect with experienced insurance and lending professionals who work specifically with coastal homes

• Navigate permitting requirements if you’re buying land or planning renovations

• Prepare accurate documentation and disclosures to make your sale or purchase seamless

Coastal real estate isn’t just about price or square footage. It’s about understanding how the island itself works. My goal is to help you make confident, well-informed decisions that protect both your investment and your peace of mind.

Let’s Talk About Your Property

Whether you’re preparing to buy, exploring investment options, or getting ready to sell, I can help you make sense of flood zones, elevation requirements, and the coastal insurance landscape.

If you’d like a complimentary flood map review or an introduction to my network of trusted insurance and lending partners, reach out anytime. I’m here to help you navigate island real estate the right way: informed, prepared, and confident.

Joe Zuba

Broker/REALTOR®, ABR, MRP, C2EX, RSPS
Keller Williams Innovate
14710 Hwy. 17, Hampstead, NC 28443
(910) 902-9575 | [email protected]
NC License #345669
www.zubarealestate.com