Every client works with a licensed Sizemore advisor. We compare more than 100 insurance companies and recommend the one that fits. Request a quote online in about two minutes, or call the office.
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Flood insurance in Wilmington
Your homeowners policy does not cover flood. That includes storm surge, which is rising water, not wind. Flood is a separate policy, and in New Hanover County it is worth pricing even if your home is not in a mapped flood zone. From 2015 to 2019, more than 40% of all NFIP flood claims came from outside high-risk zones.
We quote both kinds of flood coverage. The National Flood Insurance Program (NFIP), run by FEMA, has set limits and set rules. Private flood is written by insurance companies, and you choose your own dwelling and contents limits. Many private policies also add coverage the NFIP does not offer. We compare both for your home and show you the difference in coverage and price side by side.
Our Wilmington homeowner clients who carry flood with us pay a typical $853 a year for it.
NFIP vs private flood, side by side
| Coverage | NFIP flood | Private flood |
|---|
| Dwelling limit | Up to $250,000 | You choose. Limits well above $250,000 are commonly available; varies by insurance company. |
| Contents limit | Up to $100,000 | You choose. Higher limits are commonly available; varies by insurance company. |
| How contents are paid | Actual cash value (depreciated) | Replacement cost is commonly available, sometimes as an add-on; varies by insurance company. |
| Loss of use (hotel, meals, rent while you are out) | Not covered | Commonly available, usually with a dollar or time limit; varies by insurance company. |
| Basement and enclosed areas below an elevated home | Limited to listed items like the furnace, water heater, washer and dryer | Broader coverage is commonly available, usually with a sublimit; varies by insurance company. |
| Other structures, pools, decks | Detached garage only, up to 10% of the dwelling limit and taken from it. Pools, decks, fences, and landscaping are not covered | Detached structures are commonly covered, and some policies add pool repair; varies by insurance company. |
| Waiting period | 30 days, with exceptions such as a loan closing or a flood map change | Some of the private flood companies we work with have waiting periods shorter than 30 days, so coverage can start sooner. Varies by insurance company. |
| Deductible options | Separate building and contents deductibles, from $1,000 up to $10,000 | Different deductible options, sometimes one combined deductible; varies by insurance company. |
| How it is priced | FEMA's rating looks at your home's elevation, distance to water, flood types, and cost to rebuild. Increases on most existing policies are capped at 18% a year by law | Each company sets its own price. It can be lower or higher than the NFIP for the same home; varies by insurance company. |
Private flood features vary by insurance company and policy. We show you exactly what each quote includes before you decide.
When private flood is worth a look
- Your home would cost more than $250,000 to rebuild.
- You want your belongings paid at replacement cost.
- You could not stay in your home for weeks after a flood and want help with the cost of living somewhere else.
- You have a pool, a dock-side structure, or an enclosed ground level you want covered.
- You are closing soon and need coverage without a 30-day wait.
When the NFIP is the better fit
- Your current NFIP policy carries a discounted or grandfathered rate you would lose if you left and later came back.
- You want a policy that renews as long as you pay. Private companies can choose not to renew.
- Your lender or loan type has a requirement we need to confirm first.
Some homeowners carry both: an NFIP policy for the first $250,000 and a private excess policy above it. We will tell you if that makes sense for your home.
Flood questions we hear in Wilmington
Do I need flood insurance if I'm not in a flood zone?
Your lender may not require it, but the risk is still there. From 2015 to 2019, more than 40% of NFIP claims came from homes outside high-risk zones. In Hurricane Florence, homes in Leland that were not in a mapped flood zone flooded with no flood policy in place.
Does my homeowners or wind policy cover storm surge?
No. Storm surge is rising water, so it is a flood claim. Wind-driven rain that comes in through a roof or window damaged by wind is usually a wind claim. Flood coverage is what pays for water that comes up from the ground.
How long does a flood policy take to start?
An NFIP policy starts 30 days after you buy it, with exceptions such as a policy bought for a loan closing or within a set time after a flood map change. Some of the private flood companies we work with have waiting periods shorter than 30 days, so coverage can start sooner. Do not wait for a storm in the forecast.
Will my lender accept private flood?
Federally regulated lenders must accept a private flood policy that meets the federal definition, which includes coverage at least as broad as the NFIP. FHA loans have accepted qualifying private flood since December 2022. We confirm with your lender before you switch.
Can I switch from the NFIP to private flood?
Yes. Before you do, we check three things: whether your NFIP policy has a discounted rate you could lose if you come back later, whether the private company can decline to renew, and whether your lender will accept the new policy. Then you decide with the full picture.
Sources: FEMA, Standard Flood Insurance Policy, Dwelling Form (44 CFR Part 61, App. A(1)); FEMA, NFIP Summary of Coverage (Dec. 2023); FEMA, Risk Rating 2.0 (updated Apr. 9, 2026); 42 U.S.C. 4012a, 4013, 4015; NC Department of Insurance, Flood Insurance; FEMA, NFIP claims outside high-risk areas, 2015 to 2019.
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