Flood Insurance Update - New Rate Map for Beaufort County

Notice of the new FEMA rate map is scheduled to be published in the Federal Register in March, 2018. There’s a 90-day appeal and comment period after the map is published. Currently, the new map is scheduled to go into effect in June, 2019.


Here are a few key takeaways from the new rate map:

  • Base Flood Elevation (BFE) levels for Beaufort County were reduced substantially under the new map.
  • Some areas that are currently in "A" zones (high risk of flooding) have been rezoned to “X” zones (B and C zones under the current map). These zones have a lower risk of flooding.
  • The terminology under the new map has also changed. "A" zones under the current map will be called “AE” zones under the new map. “C” zones will be "X" zones, and "B" zones will be “Shaded X” zones.
  • Properties that are Pre-FIRM (built prior to Sept. 1977 when Beaufort County got its first FEMA Flood Map) will see the greatest benefit under the new map.
  • The north shore of the island from Port Royal Sound through Dolphin Point has been rezoned from a “V” zone (high risk subject to wave action) to a "X" zone in most places or to an “A” zone in some places. This is a big change and will result in substantially reduced costs for homes in that area.
  • Under the new map, a new flood zone named “AO” has been added. AO zones are areas that are subject to shallow flooding of depths of 1 to 3 feet.

Click HERE to see which zone your Hilton Head or Bluffton home is in.

Here's what to do:

  • Select “South Carolina” and "Beaufort County" in the drop-down menus.
  • A list of PDFs will appear. Scroll to the last one in the first box titled, "Flood Insurance Rate Map Index." Open it. This is the countywide index.
  • On the index, identify which box represents the general area your home is located. The 11-digit ID is the panel number you will need to find on the long list of PDFs.
  • Open the right panel and find your home. Streets should be named. A key to the right explains which shades apply to which zones.
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Email: suzannarosem@gmail.com
Sea Pines Center
71 Lighthouse Road, Suite #515
Hilton Head Island , SC 29928


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