CBRS and CoBRA Zones Explained

What Is the CBRS?

The Coastal Barrier Resources System (CBRS) is a collection of relatively undeveloped coastal barriers and associated aquatic habitats along the Atlantic, Gulf of Mexico, and Great Lakes coasts. Established by the Coastal Barrier Resources Act (CBRA) of 1982, the CBRS was created by Congress to discourage development on fragile coastal barriers by removing federal financial incentives.

The system encompasses approximately 3.1 million acres of land and associated aquatic habitat. These coastal barriers serve as natural storm buffers, protecting inland areas from wave action, storm surge, and erosion. By discouraging development in these areas, CBRA protects both the natural environment and taxpayers from the cost of disaster recovery on highly vulnerable land.

CBRS boundaries are established by Congress and depicted on official CBRS maps maintained by the U.S. Fish and Wildlife Service. A property's CBRS status is determined by its location relative to these congressionally defined boundaries, not by its FEMA flood zone designation. A property can be in Zone VE, Zone AE, or even Zone X and still fall within a CBRS unit.

What Are CoBRA Zones?

CoBRA zones, formally known as Otherwise Protected Areas (OPAs), are a separate category within the Coastal Barrier Resources System. These areas were added to the CBRS by the Coastal Barrier Improvement Act of 1990 and include coastal barriers that are already under some form of conservation protection.

Unlike standard CBRS System Units, CoBRA zones typically include areas held by federal, state, or local governments, or by qualified conservation organizations. Examples include national wildlife refuges, state parks, and land trust holdings along the coast. While these areas already have conservation status, their inclusion in the CBRS adds additional federal financial restrictions.

Both CBRS System Units and CoBRA zones restrict NFIP flood insurance availability. The key difference is that CoBRA zones only restrict federal flood insurance, while System Units restrict a broader range of federal expenditures.

Federal Insurance Restrictions

The most significant practical impact of a CBRS or CoBRA designation is the restriction on federal flood insurance through the National Flood Insurance Program (NFIP). This is the central purpose of the Coastal Barrier Resources Act.

• New construction is ineligible: Any structure built after the CBRS designation date cannot receive an NFIP flood insurance policy. This applies regardless of the underlying FEMA flood zone.
• Substantial improvements trigger loss of coverage: If an existing structure with NFIP coverage is substantially improved (improvements exceeding 50% of the building's market value), it may lose its NFIP eligibility.
• Substantial damage has the same effect: If a structure sustains damage exceeding 50% of its pre-damage market value (from any cause), NFIP eligibility may be lost upon repair or reconstruction.
• Pre-existing structures may be grandfathered: Structures that were built before the area's federal flood insurance prohibition date and have not been substantially improved or damaged may still qualify for NFIP coverage. Confirm eligibility with your insurance agent.

Can I Get Flood Insurance in a CBRS Zone?

While NFIP coverage is restricted, private flood insurance may still be an option for properties within the CBRS. However, availability and cost vary significantly.

If you need flood insurance for a CBRS property, work with an insurance agent who has experience with coastal barrier properties. Private market options exist, but premiums tend to be substantially higher than NFIP rates for comparable coverage, and not all private insurers will cover properties in CBRS areas. Your mortgage lender must also accept the private policy if one is required as a condition of the loan.

What This Means for Property Owners

A CBRS designation has significant practical consequences for anyone who owns, is buying, or is building on coastal barrier land. The insurance restrictions create a ripple effect that impacts financing, property values, and long-term risk management.

• Mortgage difficulty: Most federally regulated or government-backed mortgages (FHA, VA, USDA, and conventional loans sold to Fannie Mae or Freddie Mac) require flood insurance in high-risk zones. If NFIP insurance is unavailable and private insurance is prohibitively expensive or unavailable, obtaining a mortgage can be extremely difficult or impossible.
• Reduced property values: The inability to insure a property through the NFIP, combined with limited financing options, can significantly reduce the pool of potential buyers and therefore affect property values.
• No federal disaster assistance for uninsured losses: Properties in CBRS units may also face restrictions on certain types of federal disaster assistance, further increasing the financial risk of building in these areas.
• Check CBRS status before buying: Always verify whether a coastal property falls within a CBRS unit or CoBRA zone before making an offer. You can check CBRS status using FEMA's CBRS mapper tool or the U.S. Fish and Wildlife Service CBRS website. A flood zone determination alone will not tell you whether NFIP insurance is available.

Remember: CBRS is about insurance availability, not flood risk level. Your property's FEMA flood zone (VE, AE, X, etc.) determines the level of flood risk. The CBRS designation determines whether the federal government will provide flood insurance to cover that risk. Both pieces of information are essential for understanding the full picture.