The Federal Emergency Management Agency (FEMA) has updated
select flood maps for Lee County to better reflect local flood risks. These possible changes to the Flood Insurance Rate Map (FIRM) may affect your property and flood insurance requirements.
For Unincorporated Lee County, only
six
map
panels may be affected. Click
here to see a map overview of the potentially affected map panels.
Effective Date: Expected Summer 2026 (proposed maps may change based on the outcome of the appeal process)
For general assistance or questions, click here to submit a Get Help form or call 239-533-8948.
FEMA Roadmap - Next Steps
FEMA's
90-day appeal and comment period has
ended as of September 30, 2025
What Happens Now?
At the end of the 90-day appeal period, and following the resolution of any appeals and comments, FEMA will provide a Letter of Final Determination, which will finalize the flood hazard information presented on the revised FIRM and FIS report and will establish an effective date. Refer to the Roadmap - Next Steps visual below for more information.
LOMC Option
If your property's elevation is higher than the proposed Base Flood Elevation shown on the new maps, you may qualify for another option called a Letter of Map Change (LOMC), an individual request to FEMA to change your flood zone designation.
If your property qualifies, you could submit the LOMC application to FEMA approximately 60 days out from the effective date of the new flood maps (see effective date above). Submitting an LOMC to FEMA at this time is not advisable. FEMA evaluates individual flood map change applications based on the existing effective flood zones and Base Flood Elevations.
Click
here for general information about the LOMC process. To find out if you are eligible for the FEMA LOMC process, click
here to submit a Get Help form or call 239-533-8948.
Roadmap - Next Steps
FEMA Flood Insurance Rate Maps (Current & Proposed)
Review the current FEMA Flood Insurance Rate Map Panels
here.
Review the proposed FEMA Flood Insurance Rate Map Panel Changes below.
Affects of FEMA Proposed Map Change
Effects vary by parcel, but fall into
four general categories:
Those who were not previously in need of flood insurance may eventually need it. Some properties will be newly classified as being in the Special Flood Hazard Area (also known as the flood zone). Mortgage lenders would subsequently require flood insurance for these structures.
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Those who already have National Flood Insurance Program policies should contact their insurance agent to determine if the proposed FEMA map changes will affect their premiums. Information about flood insurance premium rates must be obtained from an insurance agent.
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Within some Special Flood Hazard Areas, FEMA has designated regulatory floodways along some rivers, creeks or other water channels. A floodway is the surrounding ground area (near the water body) where the water will overflow in the event of a flood. FEMA regulates filling and construction in floodways to allow floodwaters to be discharged without raising surface water levels beyond a specific designated height. The regulatory floodway affected for this 6-panel map change is Mullock Creek and Mullock Creek Tributary. Most construction projects (i.e., sheds, fences, new homes, etc.) in a floodway require engineering certification. Many property owners along Mullock Creek floodway will benefit from these changes. Those who currently have stricter engineering requirements for proposed structures in the Mullock Creek Floodway may have those loosened as the majority of the floodway will be reduced to the banks of the creek. |
Properties that are currently in the X zone but will be mapped into the Special Flood Hazard Area (when the maps are finalized) will be subject to FEMA regulations for new structures as well as any type of repairs or renovations to a structure. This includes but is not limited to elevation requirements and adherence to the
50% rule. |
Additional Resources
Frequently Asked Questions (FAQs)
The information below is specific to the FEMA Proposed Flood Map Changes and Appeal process.
Click
here for general Flood FAQ's, which may be helpful when determining the affects of the FEMA Proposed Flood Map Changes.
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While you may have information that proves your lot is higher than FEMA’s Base Flood Elevations, this isn’t considered “scientific/technical” information that would reveal flaws in FEMA’s flood map modeling. However, you may qualify for another option called a Letter of Map Change (LOMC), an individual request to FEMA to change your flood zone designation.
If your property qualifies, you could submit the LOMC application to FEMA approximately 60 days out from the effective date* of the new flood maps. Submitting an LOMC to FEMA at this time is not advisable. FEMA evaluates individual flood map change applications based on the existing effective flood zones and Base Flood Elevations.
Click here for general information about the LOMC process. To find out if you are eligible for the FEMA LOMC process, click here to submit a Get Help form or call 239-533-8948.
*The effective date of the new flood maps is still uncertain, but we anticipate it may be sometime around the summer of 2026. |