100 Year Floodplain - Why it Matters When Buying Land

So we have had a great deal of rain lately that has caused some flooding in our state. This prompted me to think about some many people looking for land right now and are they taking flooding into consideration? In this video, I define the 100 year floodplain and discuss things to consider when looking at raw land for purchase.
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[@Bigrignohio]

Forget the 100 year flood plain. I moved far from my home town in southern Ohio but I look at land down there online from time to time. I see a lot of cheap "buy in the country" land for sale. One look at the pictures and I know where they are selling. There is farmland/forests that flood EVERY YEAR. Funny how they don't mention that in the listings :)

[@bobcriss600]

As you already know, I’m from WV.... lived on outskirts of Clarksburg most of my childhood. My folks have a property along the Buchanan river. When I was a teen the river crested about 20ft higher than normal. The house was an island! Now, for the last 20yrs have lived in the Philippines. In USA y’all are familiar with “it rained cats and dogs the other night.” Here in the Philippines it rains elephants and hippos! About 12 yrs back, after a stretch of nearly continuous rains for 3 weeks (everything thoroughly saturated!) we had a typhoon that was very slow moving and dumped many thousands of ‘elephants and hippos’ all said and done... the river at the north edge of our town had washed the bridge approach away along the main highway. It was out for nearly 3 months! As they had to wait for the rains to stop and the waters to subside before they could repair it. Fortunately, our house is far enough from bodies of water that it hasn’t flooded here.

[@brovatucka]

Oh Troy, once again a...wait for it...deluge of useful information delivered with just a touch of elbow. You're the best.

[@Tunkabear]

We have about 10 acres in the floodplain and another great use for it is as a wildlife refuge. Great video!

[@pomicultorul]

I cannot not comment! Thank you for making efforts to make sure every minute on this channel is time well spent!

[@LaughOutLouie88]

What a well put together video. Very educational. Thank you! Liked and subscribed!

[@petruzzovichi]

Excellent, serious video. Well done Troy. Continued blessings to you and the family.

[@any1butclinton]

Don't forget to look at what is happening upstream from the property. Development and removal of trees above Sissonville middle school caused bigger floods downstream. The school flooded so often they had to tear it down and built elsewhere.

[@RedToolHouse]

Great point!

[@liznyp6209]

Thanks I appreciate these land videos!

[@JALAJDARPAN]

As i worked with projects on Flood modelling and LOMR,i can say FEMA flood zones are over estimated

[@strugglersfarm5428]

Great info. We live on a fairly flat high spot and experience heavy flooding anytime it rains more than two inches. Never under estimate the power of nature. Thanks for all the videos Keep on Pushing Brother

[@southerngrits920]

My mama's town in SC flooded when she was about 5. So 90yrs ago, the town had a big flood. A few years ago, the town flooded. They thought they would be ok for another 100 yrs. Not so, they had 2 100 yr floods in 2 yrs due to hurricanes.

[@margmurray1945]

Thanks for sharing - I worked for an insurance company and am aware of most of the items you were referring to ... but I do know that a lot of prospective buyers are not ... enjoy your videos so keep them coming

[@JohnSmith-tv5ep]

TROY, always have interesting information, really like your channel, thanks for sharing your wealth!

[@hazarasp]

Awesome video, tons of details. Thanks a lot

[@sixoaksfarm1556]

When I was a property surveyor, we had to certify if part of a property was within the 100 yr FP directly on the plat we would submit and, in some jurisdictions, within the deed description of the property. This requirement always varied wildly even within a state(County to County)...

[@nevets7152]

I live in Thailand by the Phetchaburi river, my house is above the flood plain , but some years back we had lots of rain and the big reservoir with a dam on the river was opened because the earth dam was in need of help to stop breaching, so the river flooded with the fast introduction of water and my house became an island, lucky no damage.

[@RobVespa]

"Typical WV House Site". I about lost it. Ha! I'd think (which may or may not mean anything) an option would be that if one decides to build/live within a flood plain, they have to sign a waiver stating that no one is going to bail you out (pun intended - apologies) and/or that the owner is obligated to purchase flood insurance, which, in that area, will be a premium expense. Edit: Yep. You covered it.

[@dereckwilt39]

One thing to note about the FEMA flood maps is that they do not cover all areas. My backyard (100 ft from my house and down a decent hill) has flooded several times since I got my house and it does not show as a floodplane on FEMA maps. From what I understand they have to do a study on each watershed where they want to establish flood zones, and if your area is small/rural enough they don't bother with said study. Even if your property doesn't show up on Flood Maps (msc.fema.gov) you should still check topographic maps and maybe contact someone versed with flood risk determination before building anything substantial.

[@lsellclumanetsolarenergyll5071]

I bought some land which has flood plain but I am in Florida where anything/everything can be flooded. So what I done is use 2 areas for flood water to collect in. So I dug out in the back of the property a pond and by the front where the road ditch every so often floods into the property. So because of those 2 area's for water to collect I am able to build safely my house and shop on it. Without the worry of flood water ever reaching the house which is build up on top by a few feet just so I do have a unfinished crawlspace under the house.

[@KingJamesBibleBeliever-de9fy]

Back in 2011 my city got flooded because in Canada was having flooding and they let the dam out the water came down river. Thousands of people became homeless and/or jobless, if it wasn't for sand bagging my home would've been underwater as well. 2 blocks west of me looked like a lake.

[@lisanowakow3688]

Great video!

[@alisonbender8611]

Good information thank you

[@IandiBoats]

I recently purchased property 1/2 mile off of a river. The river sits at 100 meters above sea level. My property starts at 107m above sea level. I pan to build my house at 116m. The land rises 200m but where I located my build lot is midway back and relatively flat. Fingers crossed 52' elevation is sufficient...🤞🏾

[@RedToolHouse]

That should be good. Depends on the width of the valley too

[@jbbrown7907]

Outside of Loveland Colorado our pasture was in the "100year flood plane". I milked at that farm for three years. The river came up 4 times. In the warmer weather when the flood waters reseeded our pasture was covered with dying and dead carp. Some bigger than I am. The frequent flooding was great for growing alfalfa. That was great soil.

[@DivergentDroid]

Dying carp sounds like a Great Feast! Easy to catch.

[@jbbrown7907]

The Big Thomson River was full of giant carp. Great for fishing but we never ate them. They did well in our compost pile@@DivergentDroid

[@bullpuppy689]

YOU' ALL got hammerd down there in that area.we didnt get hardly anything in western ritchie county...some counties flooding some nothing..strange how it does work sometimes

[@HarrisonCountyStudio]

We got a lot of rain north of Clarksburg

[@belltrains]

We got some rain in wood county

[@markee063]

I hope folks aren't moving to homesteading and self sufficiency and still expecting FEMA to bail them out. That would be weird. Lol

[@keithcronk7980]

FEMA CANT HELP THEMSELVES OUT LOL😂😂

[@ericc3327]

I don't want to make light of flooding issues (it can impact folks terribly), but living in CA I'm almost jealous. My focus is on 4-6 months of fire season. :(

[@grandpaslakehouse-homestea6113]

My grandparents have had to maintain flood insurance due to a underground drain that runs through their back yard. Fortunately in 60+ years no flooding. Here in Northern Ca. our main concern is fire and it doesn't care how high up you build. Thank you for all the great info. maybe one day I can convince the my better half to leave Ca.

[@HarrisonCountyStudio]

Take a trip to Appalachia. There are many types of rural land that could meet your needs. Good people, mostly... not caught up in the rat race, lots of great small towns with various cultural influences.

[@grandpaslakehouse-homestea6113]

@@HarrisonCountyStudio the Appalachian mountains are definitely on the list. I would have to come ready to buy because from the looks of it I probably won’t want to leave and I’m sure Troy won’t let me camp on his property

[@pugsabi]

We bought 5 acres with 3 acres in the 100 year flood plain with a creek along the bottom of it. Luckily the 2 acres not in the zone is on a hill. If we wanted to build in the zone anyway we would have to build a foundation at least 2ft high. We will probably build a 2ft pier and beam foundation and of course flood insurance. Until then we use it for wildlife exemption and recreation.

[@denverbasshead]

My small town has had 3 major floods in the 2.5 years I've lived in KY

[@lamh5265]

Thanks for the eye opener...excellent subject...great details. What if a house is in a flood zone since 1930 and still standing. It is not very attractive but one of the unbelievable prices. Can a house be raised for the 500 year flood just for peace of mind?

[@DivergentDroid]

I live below sea level to begin with. I lived through Hurricane Katrina when it flooded New Orleans. It's No Fun. Still, I don't think I could live away from the area, there is nothing like good fresh catfish and mudbugs.

[@aovoonthefarmsouthernillin3687]

Nice video.

[@barkartist5122]

Good info - thanks. Appreciate your research that saves us a lot of time. I’ve got about 65 feet of elevation across our 20 acres in Ohio and I’m planning our home site at about the 60’ mark. 100 year flood plain is 25+ of miles away in all directions and we’ve got relatively high ground.

[@stephaniebohn9002]

In California we have flood plains too but, these days it is the fires in rural area to watch out for.

[@stephaniebohn9002]

@Felix Perez Are you from CA

[@roberto.peterson9917]

Live in a large valley where the confluence of several rivers come together my location has 2 just outside of town but diwn stream are more rivers merging . My location one come more direct from mountains and moves pretty fast while the other is more lazy in spring during run off the fadt moving on fills its banks and then some and actually cause the other to back up fortunately has lake area to back up into some relief provide we dont get alot of rain to compound the run off then parts of town flood

[@jbaker4900]

TVA drops the lakes every fall in TN to prepare for the 100 year flood. By Memorial Day the lakes are back to normal. Flooding is definitely a good topic. My road floods like your driveway. When they're calling for a frog strangler, you best be on the right side of the creek.

[@RedToolHouse]

We have several large dams in the state for the same reason. Had saved acres of land from destruction

[@GorFX420]

Hey u really know your stuff about this topic im in canada on the ottawa river and my property is beside a creek that runs into the ottawa river my house is in the flood plan it flooded real bad 2 years ago 😳 4ft of water lucky sand bags saved my house anyways this person bought this small piece of land beside my land and its a spillway and for the creek this guy is trying to clear the land of 150 year old trees and did not check where his property and my property meet up in the woods it floods every time it rains what should i do to stop him from building and flooding me out ? Any information would be appreciated 🙏

[@allanulen3809]

hey troy how's about sending some of that rain up here to MICH. we're in drought conditions.

[@RedToolHouse]

Wish I could. About the get hammered again as I type this

[@johanrunfeldt7174]

"Flood insurance may blow your budget out of the water." Isn't that what it's meant to do. On a more serious note, to cover one acre with one foot of water, you need 325.863 USgallons of water. So i'd say that Troy's house is pretty safe, sitting 80ft above the rest of the farm.

[@SmithyScotland]

100 year floods seem to be happening more and more frequently.

[@rodi505]

NO FILL IM THE FLOOD PLAIN!

[@markee063]

Troy; question: when your driveway DOES flood, how long might that event last? I suspect you would most likely have seen it coming, and at least been on the house side of that creek. I've had interest in similar looking sites.

[@RedToolHouse]

It is far up on the watershed so it goes down as fast as it comes up. The amount of potential water upstream is important to look at. Usually with two hours it is back to normal depending on the nature of the storm.

[@markee063]

@@RedToolHouse just as I was thinking, in consideration of certain parcels I'm looking at. I need to look smartly, but lose some of my fear of moving water. I escaped a big swift river flood in oregon years back. 2 years in a friggin row. Thanks Troy.

[@fredflintstone6163]

Bought large tract flood plain cheaper built cabin in post up high now s recreational paradise

[@rochrich1223]

Sure, the tornado rate is less than rounding error of Kansas's, but it's higher than anywhere outside North America. (Parts of central Africa get close.) At least have a plan so the long odds don't get you.

[@MAM-cy3yy]

I purchased a used submarine just to be safe.

[@jeremyratliff1038]

I got flooded once. Sold out and moved on a mountain. If I get flooded someone better build another ark. 😁

[@jabesm9]

I thought 100 year floodplain ment its been flooded one time at least in last 100 years maybe 30 times who know but it's been flooded. I didn't know it ment 1%

[@cat3rgrl917]

according to FEEMA my area is of minimal flood risk. My land in particular sits on the top of the second tallest hill in the area. I think worse case scenario i could be sitting on an island should the earthen dam up stream fail. People told me i should not have bought on top a hill as it would be expensive to drill a well. True but cheaper than replacing a house.I do not have a lot of faith that a corp of engineers earthen dam to stand indefinably. One built halfway across the state did fail It was constructed around the same time.

[@manvsbridge1611]

The Hole finally immortalized on KZbin.

[@willberg8599]

Lol, “eggheads”

[@fredflintstone6163]

Avoid financing land regular methods and get clear title

[@matthewjennings1570]

Please do not use the phrase "100 yr flood plain". It is a misnomer. You have a 1 percent per annum flood line. FEMA does not use "100 yr flood" because of the reasons you stated. It is common people who continue to mischaracterize it.

[@RedToolHouse]

I agree it is very misinforming (hence the video) but it is some widely used by insurance companies, realtors, etc I think we have to keep talking about it. FEMA zones are crazy complicated.

[@J.Young808]

Well yeah God made it rain for 40 days and nights so the only full proof house is a boat.