Current designation confirmed from FIRM Panel 22033C0325J (effective September 2, 2022). This panel represents the second revision affecting this property — zone has been AE continuously since initial FIRM mapping in 1985, with a panel update in 2009 and the current panel in 2021. No LOMA or LOMR filings identified at this address.
This property has maintained a Zone AE designation across all three FIRM panels covering this location. No zone reclassification events identified. The zone has been consistent since 1985. This is relevant context for insurance history — no newly-mapped discount applies, and no prior period of reduced-risk designation exists that would affect rate calculations.
No Letter of Map Amendment (LOMA) or Letter of Map Revision (LOMR) filings were identified at or near this property address in the MSC amendment records. The property remains within the SFHA boundary as mapped. LOMA eligibility — based on structure elevation relative to BFE — is assessed in the Elevation Certificate section below.
| Foundation Type | Crawlspace (elevated) — Diagram 6 |
| Construction Type | Wood Frame |
| Year Built | 2004 (Post-FIRM) |
| Square Footage | 2,340 sq. ft. |
| Number of Floors | 1 |
| First Floor Height Above Grade | 3.7 feet |
| Elevation Certificate Date | March 14, 2022 |
| Lowest Adjacent Grade (LAG) | 10.8 feet NAVD88 |
| Lowest Floor Elevation (LFE) | 14.1 feet NAVD88 |
| Base Flood Elevation (BFE) | 1,200.0 feet NAVD88 |
| Freeboard (LFE above BFE) | +2.1 feet |
| Flood Openings / Engineered Openings | Yes — meets FEMA requirements |
The Elevation Certificate documents the lowest floor elevation at 14.1 feet NAVD88 — 2.1 feet above the mapped Base Flood Elevation of 1,200 feet. This positive freeboard is the primary driver of premium reduction for both NFIP and private market carriers. The crawlspace elevation and engineered flood openings further support a favorable structural profile for flood insurance rating purposes.
While the structure's lowest floor is above the BFE, a LOMA removes a property from the SFHA based on the Lowest Adjacent Grade (LAG) — not the structure elevation. The LAG at this property is 10.8 feet NAVD88, which is 2.5 feet below the BFE. The LAG criterion for LOMA eligibility requires the LAG to be at or above the BFE. A LOMA is not viable at this property based on current elevation data. The mandatory purchase requirement remains in effect.
| Quote Scenario | Carrier / Program | Building Coverage | Deductible | Annual Premium | EC Used |
|---|---|---|---|---|---|
| Best Available Rate | Neptune (Private) | $250,000 | $10,000 | $846.97 | Yes — +2.1 ft |
| NFIP with EC | Wright / NFIP RR2.0 | $250,000 | $10,000 | $1,785.00 | Yes — +2.1 ft |
| NFIP without EC | NFIP RR2.0 | $250,000 | $10,000 | $2,041.00 | No EC applied |
| EC Savings (NFIP) | Difference between NFIP with EC vs. without EC | $256/year | |||
| Private vs. NFIP Savings | Neptune vs. NFIP (both with EC, same coverage) | $878/year | |||
At identical coverage limits ($250,000 building, $10,000 deductible), Neptune Flood's private market rate of $846.97/year represents a $878 annual savings compared to the NFIP rate with EC applied ($1,785). This delta reflects the private market's more granular actuarial treatment of elevated structures with EC documentation. The Neptune policy meets the mandatory purchase requirement for federally-backed loans under 42 U.S.C. 4012a(b)(7).
For property owners without an EC on file, the difference between NFIP rates with and without EC documentation is $256/year at this property's elevation profile. Survey cost for an EC is typically $500–$900. At $256/year in NFIP savings, the EC cost is recovered in approximately 2–4 years on the NFIP alone — and the private market advantage illustrated above requires an EC to fully capture. The EC obtained in 2018 for this property is within the age range most carriers accept for rating purposes.
| Carrier | Neptune Flood / MS Transverse Specialty Insurance Company |
| Policy Number | TNF3679038 |
| Policy Type | Private Flood — Dwelling Form (Surplus Lines, LA) |
| Coverage A — Building | $250,000 |
| Coverage B — Personal Property | $0 (not purchased) |
| Coverage D — ICC | $30,000 (included) |
| Deductible | $10,000 |
| Annual Premium | $720 base + $120 policy fee + $17.64 tax = $857.64 total |
| NFIP Equivalent | Meets mandatory purchase requirement (42 U.S.C. 4012a(b)(7)) |
| Mortgagee | Truist Bank ISAOA/ATIMA (Loan #6311019838) |
The current Neptune policy provides $250,000 in building coverage. Available replacement cost data from the Wright NFIP application places estimated replacement cost at $387,450. This creates a potential coverage gap of approximately $241,678 — the amount not covered by the current policy in a total loss scenario. The $250,000 limit is the NFIP maximum for residential structures and is also the coverage amount on the Neptune private policy. Private market carriers may offer higher limits — Neptune's residential maximum is higher than $250k for policies not constrained by loan requirements.
The current policy has $0 contents coverage. Flood damage to personal property — furniture, appliances, electronics, clothing — is not covered under the current policy. NFIP contents coverage is available up to $100,000 separately; private market contents coverage is also available. Whether contents coverage is appropriate depends on the value of personal property at risk and the owner's risk tolerance. This is noted as an unaddressed exposure, not a recommendation.
The current Neptune policy is appropriately structured for a primary residence in Zone AE with a federally-backed mortgage. The $10,000 deductible is within the acceptable range for lender compliance. The mortgagee clause correctly names Truist Bank. ICC coverage ($30,000) is included as required for Zone AE properties. The policy meets the definition of private flood insurance under federal law and satisfies the mandatory purchase requirement.
FEMA's Risk Rating 2.0 methodology (effective October 2021) changed how NFIP rates are calculated, moving from zone-and-BFE-based rating to individualized pricing based on multiple flood types, replacement cost value, and distance to flooding sources. For this property, key RR2.0 factors include: Zone AE designation (high risk, high weight), elevated crawlspace foundation (favorable), 2.1-foot freeboard (favorable — EC documentation critical to capture this), replacement cost of $387k (increases base rate proportionally), and fresh water flood source at 868 feet (proximity factor). The mitigation discount of $87 shown on the Wright application reflects the crawlspace flood opening compliance — a meaningful but modest offset.
Under RR2.0, NFIP premiums adjust annually toward full actuarial risk. Current NFIP rates reflect a transition path — the full-risk premium identified on the Wright application is $1,463 before fees and assessments. The current billed amount ($1,785 total with fees) is already at or near the full-risk level for this property, suggesting limited upward trajectory from RR2.0 phase-in. The private market alternative at $847/year represents a 53% reduction from current NFIP rates.
| Flood zone — confirmed, stable since 1985 | Zone AE · BFE 12 ft |
| Zone reclassification events | None identified |
| LOMA/LOMR activity | None on file |
| LOMA eligibility | Not viable — LAG below BFE by 2.5 ft |
| Structure elevation vs. BFE | +2.1 ft freeboard (favorable) |
| EC on file — age acceptable | Yes — April 2018 |
| Current policy — compliance | Compliant — meets mandatory requirement |
| Building coverage gap | ~$241,678 vs. estimated replacement cost |
| Contents coverage | Not purchased — unaddressed exposure |
| Private vs. NFIP savings opportunity | ~$878/year at current coverage level |
| CRS discount available | No — community not enrolled |