Edisto Beach, South Carolina Flood Zones
Last updated: March 2026
Edisto Beach is a barrier island community facing Atlantic Ocean storm surge and coastal flooding in Colleton County. The island's low elevation makes it extremely vulnerable to hurricane-driven flooding.
Colleton County has recorded 766 NFIP flood insurance claims since 1978, totaling $7.2M in payouts. Explore the full NFIP claims data by state and county to see how this area compares nationally.
FEMA Region
Region 4
NFIP Policies
2,138
Colleton County
Avg. Premium
$1,096/yr
Colleton County
FEMA Flood Risk Profile: Colleton County
Based on FEMA's National Risk Index, which evaluates flood risk at the county level using historical loss data, exposure, and vulnerability.
Inland Flood Risk
Relatively LowEst. annual loss: $5.3M
Coastal Flood Risk
Relatively ModerateEst. annual loss: $1.3M
Hurricane Risk
Relatively HighEst. annual loss: $20.1M
Source: FEMA National Risk Index, county-level assessment. Individual property risk may vary.
Federal Flood Disaster History: Colleton County
Colleton County has been included in 17 federal flood-related disaster declarations.
...and 9 earlier declarations since 1989.
These declarations affected communities across Colleton County, including Edisto Beach.
Source: OpenFEMA Disaster Declarations Summaries API. Data sourced February 2026.
NFIP Flood Insurance Claims: Colleton County
Properties in Colleton County have filed 766 NFIP flood insurance claims totaling $7.2M in payouts since 1978. The average claim payout is $9K.
Highest-Claim Years
2016
310 claims - $2.9M
1979
71 claims - $169K
2017
63 claims - $519K
Claims by Flood Zone
Source: OpenFEMA NFIP Claims API. Data sourced March 2026. See national claims data.
What Your Flood Zone Means in Edisto Beach
Edisto Beach is primarily at risk from coastal flooding, including hurricane storm surge, tidal flooding, and wave action. Coastal storms can push seawater inland with little warning, and properties in VE (Velocity) zones face the most severe exposure to breaking waves. The most common FEMA flood zone designations in Edisto Beach are Zone AE, Zone VE, Zone X. FEMA's National Risk Index estimates the county's annual expected loss from inland flooding at over $5.3M. Properties in Edisto Beach's VE zones face additional wave action risk beyond still-water flooding, which typically results in higher insurance premiums and stricter building requirements.
Coastal flood insurance premiums in Edisto Beach are typically higher than inland areas due to the destructive force of storm surge and wave action. Properties in VE zones face the highest premiums because wave damage compounds the risk beyond still-water flooding. If your property is in a Special Flood Hazard Area (SFHA) and you have a federally regulated or government-backed mortgage, federal law generally requires your lender to ensure you carry flood insurance.
Coastal flood maps are among the most frequently updated in the FEMA system, as shoreline erosion and new storm surge modeling refine the boundaries. Letters of Map Revision (LOMR) may shift VE and AE zone boundaries after major storms or updated coastal studies. Use our free lookup tool to check the current flood zone for any Edisto Beach address.
Flood Insurance Discount: Edisto Beach
Edisto Beach participates in FEMA's Community Rating System (CRS), a voluntary program that rewards communities for flood mitigation efforts beyond minimum NFIP requirements. Residents in the Special Flood Hazard Area may qualify for reduced flood insurance premiums.
CRS Class
Class 7
SFHA Premium Discount
15% off
CRS classes range from 1 (best) to 10 (no discount). Edisto Beach's Class 7 rating means NFIP policyholders in the SFHA can receive up to a 15% discount on their flood insurance premiums. Properties outside the SFHA may receive a 5% discount.
Source: FEMA Community Rating System, October 2025. Discounts apply to NFIP policies only.
Edisto Beach, SC Flood Zone FAQ
What flood zones are in Edisto Beach, SC?
The most common FEMA flood zones in Edisto Beach are Zone AE, Zone VE, Zone X. Properties in these high-risk zones (SFHA) may require flood insurance with a federally regulated or government-backed mortgage.
Is flood insurance required in Edisto Beach?
If your Edisto Beach property is in a Special Flood Hazard Area (SFHA) and you have a federally regulated or government-backed mortgage, federal law generally requires your lender to ensure you carry flood insurance. Properties in Zone X are not federally required to carry flood insurance, though coverage is still recommended since over 40% of all NFIP flood claims come from Zone X properties.
How do I check my flood zone in Edisto Beach?
Enter your Edisto Beach address in the search tool above for an instant flood zone determination. Results include your FEMA flood zone, SFHA status, base flood elevation (if available), and FIRM panel information, pulled directly from FEMA's National Flood Hazard Layer.
Does Edisto Beach offer flood insurance discounts?
Yes. Edisto Beach participates in FEMA's Community Rating System (CRS) with a Class 7 rating, qualifying residents in the Special Flood Hazard Area for up to a 15% discount on NFIP flood insurance premiums. Properties outside the SFHA may receive a 5% discount.
Has Edisto Beach experienced major flooding events?
Colleton County, where Edisto Beach is located, has been part of 17 federal disaster declarations for flooding, hurricanes, or severe storms. The most recent was Hurricane Helene in 2024. Federal disaster declarations are issued when flooding overwhelms local resources and triggers FEMA assistance programs.
How many flood insurance claims have been filed in Edisto Beach?
Colleton County has recorded 766 NFIP flood insurance claims totaling $7.2M in payouts since 1978. The year with the most claims was 2016, with 310 claims and $2.9M in payouts. These figures cover all NFIP claims in the county, including Edisto Beach.
How many flood insurance policies are active in Edisto Beach?
Colleton County currently has 2,138 active NFIP flood insurance policies with an average annual premium of $1,096. The most policies are in Zone AE (1,810 policies). These figures cover all active NFIP policies in the county.
Can my Edisto Beach property be removed from a high-risk flood zone?
Yes, if your property's natural ground elevation is above the Base Flood Elevation and FEMA inadvertently mapped it in a high-risk zone, you can apply for a Letter of Map Amendment (LOMA). A successful LOMA removes the property from the Special Flood Hazard Area, generally eliminating the federal mandatory flood insurance requirement. You will need an elevation certificate from a licensed surveyor. If a property was raised above the BFE with fill material, the process is a LOMR-F rather than a LOMA.
What is Base Flood Elevation in Edisto Beach?
Base Flood Elevation (BFE) is the predicted height of floodwaters during a 1% annual chance (100-year) flood, shown on FEMA maps as an elevation number in feet above sea level. In Edisto Beach's Zone AE and Zone VE areas, BFE lines appear on the FIRM as wavy contours labeled with elevation values. Properties with a lowest floor at or above the BFE typically qualify for significantly lower NFIP flood insurance premiums.
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Disclaimer: Flood risk data on this page is sourced from FEMA datasets including the National Risk Index, NFIP claims and policy records, disaster declarations, and the Community Rating System. These datasets were last extracted on March 2026 and may not reflect the most recent changes. This page is for informational purposes only and is not a certified flood zone determination. Always verify current flood zone status through FEMA or a licensed determination provider before making property, insurance, or lending decisions.