Understanding Flood Zones on Ono Island and Orange Beach, Alabama: What Every Buyer and Homeowner Needs to Know 

By Meredith Amon, Licensed In Alabama and Florida
"Guided by Integrity. Backed by Experience. Search the Gulf with Meredith Amon."

Flood Zones and Real Estate: What You Need to Know Living on the Coast

As a real estate advisor and homeowner on Ono Island, one of the most common—and important—questions I’m asked involves flood zones and how they affect property ownership, especially insurance rates. With years of experience selling luxury homes, including the complexities of coastal properties in Orange Beach and Ono Island, I’ve learned how vital it is to be informed about flood zones before buying, building, or refinancing a home.

Flood risk isn't something to fear—it’s something to understand. In this post, I’ll break down what each flood zone means, how it can affect your insurance costs, and what I’ve learned from helping homeowners navigate flood risks on Ono Island and across Orange Beach.

What Are Flood Zones and Why Do They Matter?

Flood zones are designations by FEMA (Federal Emergency Management Agency) that indicate the likelihood of flooding in a specific area. They play a critical role in:

• Determining insurance premiums

• Guiding building codes and elevation requirements

• Influencing resale value and buyer demand

Here are the primary FEMA flood zones you’ll encounter:

 Zone AE

This is one of the most common zones on Ono Island and along the Orange Beach coastline. It means there's a 1% annual chance of flooding, also referred to as the 100-year floodplain. Homes in this zone require flood insurance if they are financed through a federally backed mortgage.

Pros: Usually still insurable at a reasonable cost if the home is properly elevated.
Cons: Elevation certificates are required, and insurance can be expensive if the home is built below base flood elevation.

 Zone VE

The most high-risk coastal flood zone. The "V" stands for velocity—which means these areas are subject not only to flooding but also wave action (think storm surge). These are typically the beachfront or bayfront properties.

Pros: Waterfront location.
Cons: Flood insurance is much more expensive, and building requirements are stricter (e.g., breakaway walls, pilings).

 Zone X (Unshaded)

This is considered minimal-risk. The chance of flooding is less than 0.2% per year.

Pros: Flood insurance is not required by lenders (but still recommended).
Cons: These areas are not immune to flooding from heavy rain or infrastructure failures.

 Zone X (Shaded)

Moderate flood risk, usually part of the 500-year floodplain. Lenders typically don’t require insurance, but the area may still experience some flooding under rare conditions.

Areas of Ono Island: Elevations and Risk

Ono Island has elevation ranges from around 3 feet to over 15 feet above sea level. Elevation, slope, drainage, and proximity to the water all factor into a property's flood risk. Here's what I’ve observed over the years:

 Higher Elevation (Lower Risk):

• Ono North Loop West and parts of Ono Blvd

• Properties closer to Ono Island's center ridge line

• Some elevated parcels near River Road away from canals

These homes often fall into Zone AE or Zone X depending on build elevation. Many newer homes here are Gold Fortified and built above base flood elevation, making insurance more affordable.

 Lower Elevation (Higher Risk):

• Homes on canals and sloughs (Shoalwater St, Osprey Dr, Marlin Key)

• Properties with low grading and poor drainage

• Some older homes that sit below base flood elevation

These areas tend to flood more easily after heavy rain or during a storm surge event. 

What Should Buyers and Owners Look For?

Here are questions I encourage buyers and homeowners to ask when reviewing a property’s flood risk:

✅ Good Questions to Ask:

1. What is the current FEMA flood zone for this address?

2. Do you have an elevation certificate? (This helps estimate insurance costs accurately)

3. What is the base flood elevation (BFE) and how does the home compare?

4. Has this property ever flooded? Ask sellers to disclose known water intrusion.

5. What is the current flood insurance premium, and is it transferable?

6. Has the flood zone changed since the property was purchased? (Flood maps are updated periodically)

You can also consult Baldwin County's GIS system or ask me directly. 

Tips for Being Best Informed

• Order an Elevation Certificate. This will help with insurance quotes and understanding floodplain compliance.

• Work with a Local Insurance Agent who understands Baldwin County intricacies.

• Check for Grandfathered Policies – sometimes, a lower premium can be transferred.

• Keep Your Policy Active – dropping it can reset your rate, especially if new FEMA maps raise your flood risk.

• Ask About Drainage and Grading – just because a home is elevated doesn’t mean it’s safe from pooling water.

Final Thoughts

Living on the water is a dream for many—myself included. But with that dream comes responsibility, especially when it comes to understanding the realities of flood risk. Whether you're buying a canal-front home on Ono Island or a luxury beach retreat in Orange Beach, I’m here to help you make informed, confident decisions.

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