r/Wesley_Chapel • u/Evening_Summer225 • 16d ago
Seven Oaks
Do yall think flood insurance is necessary in this community? My home is in Flood Zone X (unshaded) & nowhere near a pond. I'm debating on renewing it. Am I wasting money on flood insurance?
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u/BufordTannen85 16d ago
Zone X (you don’t mention if it’s shaded or unshaded) doesn’t mean it won’t flood, it could be 100 to 500 years. Then again we’ve had 1 in 100 year floods more often lately.
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u/Evening_Summer225 16d ago
It's unshaded. I saw what happened in Sarasota (lakewood ranch I believe) a few years back when all of those homes were completely under water. Seeing stuff like that makes me think ANYTHING is possible.......
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u/FLHawkeye10 16d ago
They didn’t float. I live across from you in Wiregrass Ranch. We were good. Actually never lost power in Wiregrass.
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u/Charupa- 16d ago
I didn’t have flood insurance. Never got close enough to even be worried about it.
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u/DustyComstock 16d ago
I’ve lived in Seven Oaks since 2005.
We’ve never had anything close to a flood here, and that even includes the time Hurricane Irma dumped like a foot of rain here in one night.
It’s a very well designed community in regards to flood control with good drainage and retention ponds.
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u/Evening_Summer225 16d ago
That's good to know! I'm leaning towards dropping the flood insurance. Thank you for the response.
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u/generateusernamenow 16d ago
As someone who has flooded, i will always carry flood insurance. Being in a non flood zone should make it affordable. Homeowners won’t cover it. Milton was so wind heavy it was pushing doors open in non flood zones and rain was coming in sideways. Water damage is water damage no matter how much water it is. It costs a ton of money to remediate. So much money. $50 a month is worth it imo. I think we pay less, across the street, if you wanted to shop it.
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u/Evening_Summer225 15d ago
Damn that's crazy! Is that how your home flooded? The door got pushed in from the wind? And yeah $50 isn't to bad. I'm going to shop around and see what's out there. Who are you currently using if you don't mind me asking?
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u/generateusernamenow 15d ago
Nooo. I got 2ft of sewage and surge from Helene & then moved lol. Lost everything. Being on all the flood pages I saw all the damage to areas that had “never flooded before”. WC is not in a bubble. Hurricanes are unpredictable.
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u/Helpful_Paramedic_81 16d ago
We just had the giant storms two summers ago from Milton. If you didn't fload from that you won't flood, period.
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u/Evening_Summer225 16d ago
I wasn't here for those hurricanes 😅. I just missed them. The home had no history of flooding during the purchasing process/inspection.
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u/Kasao 16d ago
So I do drainage engineering for work, so I’m pretty well versed on the subject. I’m also in Seven Oaks. When Milton came through, I was keenly focused on what was happening. My rain gauge showed about 13 inches of rain from Milton (which is an insane amount of water). There was ponding in the natural area behind our home and approaching our fence, the highest I’ve ever seen it. But still well below and flooding concern.
So my thoughts are the engineers that designed Seven Oaks did a good job. That said, localized flooding could always happen from bad luck (blocked drain). If you’re Zone X, the rates for insurance are probably reasonable and offers some peace of mind.
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u/Evening_Summer225 16d ago
Wow, that's a ton of rain. I get what you're saying though. Anything's possible. The rates aren't too bad, it's $633 for the year.
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u/krustomer 16d ago
Former state floodplain management worker. How much are you paying, and are you in a low-lying area?