Flood Zones in Myrtle Beach Explained (And How to Avoid a Bad Surprise)

by Bigg Lloyd Dotson

If you’re moving to Myrtle Beach or Coastal Carolina, there’s one topic that makes people nervous fast:

Flood zones.

And I get it. Nobody wants to fall in love with a home, get to the finish line, and then suddenly hear:

“Your insurance is way higher than expected.”
“Your lender requires flood insurance.”
“This property is in a high-risk zone.”

So let’s make this clear, simple, and actually useful.

This is my straight-up guide to understanding FEMA flood zones in Myrtle Beach and the Grand Strand, what they mean, and how to protect yourself from expensive surprises.

Quick answer: What is a flood zone?

A flood zone is a FEMA risk category that helps determine a property’s likelihood of flooding and whether flood insurance may be required. These zones appear on FEMA flood maps (called Flood Insurance Rate Maps).

The flood zones you’ll see most in Myrtle Beach

Let’s keep it simple. Here are the most common ones buyers run into.

Zone X (Low to moderate risk)

Usually considered outside the high-risk flood area
Flood insurance is often not required by lenders
Still possible to flood depending on drainage and storms

This is the zone that makes most buyers breathe easier, but it is not a zero-risk guarantee.

Zone AE / A (Higher risk)

These areas are considered a Special Flood Hazard Area (SFHA)
Flood insurance is commonly required if you have a mortgage
Can impact total monthly payment more than people expect

This is where buyers need to slow down and get very specific about costs.

Zone VE / V (Coastal high risk)

Coastal high-risk zones with wave action and storm surge potential
Often the most expensive insurance scenarios
Sometimes comes with stricter building and elevation requirements

Not every beach home is in VE. But if it is, you want to know early.

What flood zones affect (the real-life version)

1. Your monthly payment

Flood zone can change insurance, and insurance changes your payment.

That is why the “perfect home” can suddenly feel expensive when the numbers finally hit.

2. Your lender requirements

Flood insurance requirements are often tied to flood zones and mortgage type, not just personal preference.

3. Resale and buyer confidence

Even when a home is great, some buyers get nervous when they see a flood zone label. It does not mean the home is bad. It just means you need clarity and a real plan.

How to check a property’s flood zone (the right way)

Here are the best tools to check flood zones accurately.

Step 1: Use FEMA’s official flood map search

Search the address on the FEMA Flood Map Service Center.

Step 2: Use Horry County’s flood zone map (local and detailed)

Horry County provides a parcel-based flood map where you can search by address and view layers.

Step 3: If the home is in the City of Myrtle Beach, check their flood resources too

The City of Myrtle Beach provides flood resources and information for homeowners and buyers.

The biggest flood zone mistakes I see buyers make

Mistake #1: Waiting until late in the process to check

By the time people get the insurance quote, they are already emotionally committed.

Best move: check flood zone before you fall in love.

Mistake #2: Assuming “not required” means “not needed”

Flood insurance is not just a lender checkbox. Flooding can happen outside high-risk zones too.

Mistake #3: Confusing flood zones with flood history

Flood zones are risk models. Flood history is different.

A home can be in Zone X and still have drainage issues.
A home can be in AE and never have a claim.

That is why we look at the full picture.

What I recommend before you buy anything near the coast

Here’s my personal checklist for buyers.

1. Confirm the flood zone early

Do not wait until underwriting.

2. Get an insurance quote based on the exact address

Not an estimate. A real quote.

3. Factor HOA fees into the conversation if it’s a condo

Sometimes buyers focus on flood insurance and forget that condo HOAs can be the real monthly wildcard.

INTERNAL LINK: The real cost of buying a home in Myrtle Beach

4. Look at the neighborhood, not just the house

Two homes five minutes apart can have totally different flood zone impacts.

INTERNAL LINK: How to decide where to live along the Grand Strand

5. Make sure the price matches the reality

Flood zone does not automatically lower value, but it can affect demand.

INTERNAL LINK: What homes are actually selling for in Myrtle Beach right now

“Bigg, should I avoid buying in a flood zone?”

Not always.

Some amazing homes are in higher-risk areas. That is part of coastal living.

The key is not fear. The key is clarity.

Flood zones only become a problem when nobody explains them, nobody checks the numbers early, and the buyer feels blindsided.

That is what I help people avoid.

Bottom line

Flood zones in Myrtle Beach do not have to be confusing.

If you know the zone, understand what it affects, and price it correctly into your monthly plan, you can buy with confidence and avoid the “wait, what?” moment later.

If you want, you can send me an address you’re considering and I’ll tell you what I see and what questions I’d ask before moving forward.

Live Bigg. Move Smart. Coast Easy.

Helpful Flood Zone Resources

FEMA Flood Map Service Center (search by address)
Horry County flood zone map
City of Myrtle Beach flood resources