Property was remapped from Zone X (minimal risk) to Zone AE in the City of Portland's 2024 Willow Creek basin FIRM revision. Prior zone: Zone X (unshaded). Current zone: AE with BFE of 52 feet NAVD88. This is a recent and significant designation change — the property's insurance obligations, property disclosures, and regulatory status changed materially as of March 17, 2024.
| Current FIRM Panel | 41051C0356J |
| Current Panel Effective Date | March 17, 2024 |
| Current Flood Zone | AE (Special Flood Hazard Area) |
| Base Flood Elevation (BFE) | 52 feet NAVD88 |
| Prior FIRM Panel | 41051C0356H |
| Prior Panel Effective Date | September 27, 2019 |
| Prior Flood Zone | Zone X (Minimal Risk — outside 500-year floodplain) |
| NFIP Community | 410169 — City of Portland |
| CRS Class | Class 6 — 20% NFIP premium discount |
| NFIP Program | Regular Program — Participating |
| Flood Source | Willow Creek (tributary to Fanno Creek / Tualatin River system) |
| Newly Mapped Discount Eligibility | Potentially eligible — dependent on policy inception date |
Prior to March 17, 2024, flood insurance was not required for federally-backed mortgages at this property (Zone X designation). As of the map effective date, Zone AE designation triggers the mandatory purchase requirement. If a federally-backed mortgage is secured by this property, the lender was required to notify the borrower of the zone change and mandatory insurance requirement within 45 days of the effective date. Failure to obtain voluntary coverage may result in force-placed insurance at higher cost.
The City of Portland participates in FEMA's Community Rating System at Class 6, providing a 20% discount on NFIP premiums for properties in the Special Flood Hazard Area. This is a meaningful benefit unavailable in non-CRS communities like Yakima County. At a base NFIP premium of approximately $1,200–$1,800 before the discount (estimated for Zone AE with BFE 52 ft), the CRS discount saves approximately $240–$360/year compared to the same property in a non-CRS community.
Properties remapped from Zone X to Zone AE may qualify for a one-time Preferred Risk Policy (PRP) extension or newly-mapped rate reduction under NFIP rules if flood insurance is obtained within 12 months of the map effective date (by March 17, 2025). If this window has passed, standard Zone AE rates apply. However, if a policy was initiated before the window closed, the newly-mapped discount may still be reflected in the current policy. This should be verified with the current insurer.
| Zone confirmed from FIRM source data | ✓ Zone AE (effective March 17, 2024) |
| Prior zone (before March 2024) | Zone X — minimal risk, no mandatory requirement |
| Mandatory flood insurance required | ✓ Yes — as of March 17, 2024 |
| BFE established | ✓ 52 feet NAVD88 |
| CRS discount available | ✓ 20% — City of Portland Class 6 |
| Newly-mapped discount window | Closed as of March 17, 2025 — verify with insurer |
Newly-mapped Zone AE properties are among the most likely candidates for LOMA analysis. The mapping change is recent, the BFE is newly established, and LiDAR data accuracy for the new map may not fully reflect site-specific elevation conditions. A Property Analysis (Level 2) or Comprehensive Review (Level 3) is strongly recommended for this property — particularly the Level 3 LOMA pathway assessment, which may reveal that the property qualifies for SFHA removal despite the zone change.