Hurricanes Ivan and Sally: Frequently Asked Questions About Their Impact on the Alabama Gulf Coast
By Meredith Amon, Licensed in Alabama and Florida
Guided by Integrity. Backed by Experience. Search the Gulf with Meredith Amon.
I’m often asked by homeowners and buyers how past hurricanes have affected Orange Beach, Ono Island, Gulf Shores, Fort Morgan, and Dauphin Island. To make this easier, I’ve put together a comprehensive Q&A guide about Hurricane Ivan (2004) and Hurricane Sally (2020)—two storms that struck exactly sixteen years apart, both on September 16th.
These questions cover storm categories, wind speeds, rainfall, flooding, recovery times, insurance impacts, and what we’ve learned since.
General Storm Questions
Q: What dates did Hurricane Ivan and Hurricane Sally make landfall?
A: Both storms struck on September 16th—Ivan in 2004 and Sally in 2020. They were sixteen years apart to the day.
Q: What categories were the storms?
A: Ivan was a Category 3 hurricane at landfall with sustained winds near 120 mph. Sally was a Category 2 hurricane with sustained winds near 105 mph.
Q: Where did they make landfall?
A: Ivan made landfall near Gulf Shores, Alabama. Sally made landfall in Orange Beach, Alabama.
Q: How long did the storms last?
A: Ivan moved relatively quickly inland, bringing destructive winds but clearing within a day. Sally lingered at just 2–3 mph, keeping the region under heavy wind and rain for more than 24 hours.
Rainfall and Flooding
Q: How much rain fell during each storm?
A: Ivan brought 8–12 inches of rain across most of Baldwin County. Sally delivered 20–30 inches of rainfall, with some reports of even higher totals.
Q: Which areas experienced the worst flooding?
A:
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Ivan: Perdido Pass, Terry Cove, Cotton Bayou, and Bayou St. John, where storm surge reached 10–15 feet.
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Sally: Bear Point, Wolf Bay, Canal Road, and Ono Island canals, where rainfall combined with surge to create record-breaking flood levels.
Q: What about Fort Morgan and Dauphin Island?
A: Both storms caused extensive flooding. Ivan’s surge overtopped the Fort Morgan peninsula and eroded Dauphin Island’s west end. Sally’s slow pace prolonged flooding, again cutting off Dauphin Island and isolating Fort Morgan.
Q: What about Mobile Bay?
A: Ivan forced water up Mobile Bay with onshore winds, flooding the eastern shore. Sally’s slow movement pushed water into the bay for hours, producing some of the highest flood levels ever recorded there.
Wind and Storm Surge
Q: What were the peak wind gusts?
A: Ivan’s gusts exceeded 140 mph. Sally’s gusts reached just over 120 mph.
Q: How high did the water rise?
A: Ivan produced 10–15 feet of surge along the beaches and passes. Sally generated a smaller surge, 6–9 feet, but the rainfall magnified flooding inland.
Q: How did the Gulf of Mexico and the bays react?
A: Ivan caused massive Gulf-front erosion, dune destruction, and seawall damage. Sally’s Gulf surf was powerful but less destructive than Ivan; the bigger story was Wolf Bay, Perdido Bay, and the canals, where water rose to levels no one expected.
Damage and Consequences
Q: What types of damage occurred in Orange Beach and Ono Island?
A:
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Ivan: Extensive structural damage to condos and homes, especially along the Gulf. On Ono Island, first-floor flooding occurred and many docks and boat houses were severely compromised.
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Sally: More damage from flooding than wind. Pools, garages, and ground levels were filled with water. Docks and boat houses again suffered, and prolonged power outages created additional hardship.
Q: How long were power outages?
A: Ivan left many without power for weeks. Sally caused outages lasting more than a week in much of Baldwin County.
Q: How long did recovery take?
A: Ivan’s recovery stretched for months to years, with many condos under repair for more than a year. Sally’s flooding and slow pace delayed recovery as well, though advances in construction helped newer buildings rebound faster.
Insurance and Real Estate Impacts
Q: How did these storms change insurance on the Gulf Coast?
A:
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Ivan: Raised wind coverage deductibles and premiums across the coast.
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Sally: Expanded the scope of flood insurance requirements, even for areas once considered “low risk.”
Q: What’s the role of FEMA flood zones after these storms?
A: FEMA redrew flood maps for Baldwin County and surrounding areas. Portions of Ono Island, Fort Morgan, and Dauphin Island were moved into higher-risk zones, requiring flood insurance.
Q: Do I need flood insurance if my home is elevated?
A: Yes. Even elevated homes may have ground-level garages, storage areas, or pools that flood. Most lenders require it in coastal areas.
Q: What about Gold Fortified construction?
A: Both storms accelerated adoption of Gold Fortified standards, which require impact-rated windows, hurricane straps, and stronger roofing systems. Buyers increasingly seek out these homes, and sellers benefit from higher value retention.
Comparisons
Q: What was similar about Ivan and Sally?
A: Both struck Alabama’s Gulf Coast on September 16th, both caused prolonged power outages, and both reshaped insurance and building standards.
Q: What was different?
A: Ivan was stronger and faster, with more Gulf-front destruction. Sally was slower, weaker in category, but far wetter—causing record flooding in bays and canals.
Side-by-Side Comparison
| Feature | Hurricane Ivan (2004) | Hurricane Sally (2020) |
|---|---|---|
| Date | September 16, 2004 | September 16, 2020 |
| Category | 3 | 2 |
| Sustained Winds | 120 mph | 105 mph |
| Peak Gusts | 140+ mph | 120+ mph |
| Rainfall | 8–12 inches | 20–30 inches |
| Storm Surge | 10–15 feet | 6–9 feet + record rainfall flooding |
| Landfall Location | Near Gulf Shores | Orange Beach |
| Approach | Fast, from south-southwest | Slow crawl, from south-southeast |
| Areas Most Affected | Gulf-front condos, Ono Island boathouses, Dauphin Island west end, Fort Morgan peninsula | Wolf Bay, Bear Point, Ono Island canals, Canal Road, Dauphin Island west end |
| Power Outages | Weeks | Over a week |
| Mobile Bay | Flooded eastern shore | Record inland flooding |
| Gulf of Mexico | Dunes, seawalls, beachfront condos destroyed | Heavy surf but less severe than Ivan |
| Aftermath | Higher wind deductibles, stricter condo codes | Expanded flood insurance, Gold Fortified growth |
Key Takeaways for Buyers and Sellers
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Storm History Matters: Understanding past flooding, surge, and wind paths is essential when buying on the Gulf Coast.
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Construction Standards Count: Gold Fortified and elevated homes weather storms better, hold value, and save on insurance.
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Insurance is Key: Expect separate policies for wind and flood. Premiums depend on flood zone, elevation, and building type.
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Location Plays a Role: Gulf-front properties face different risks than bay-front or canal-front homes. Each area—from Ono Island to Fort Morgan and Dauphin Island—has unique considerations.
Understanding the impacts of Ivan and Sally helps us appreciate how far the Gulf Coast has come in resilience, preparation, and building smarter for the future.
When it comes to finding the home of your dreams in a fast-paced market, knowing about new listings as soon as they are available is part of our competitive advantage.Sign up to see new listings in an area or specific community. Contact Meredith with any questions you may have.
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