If you own or plan to build a home anywhere along the Grand Strand, you’re probably asking the same question as we head into 2026: “How do I protect my home from flooding and keep insurance costs under control?”
Between updated FEMA maps, changing flood insurance pricing, and stricter elevation standards in Horry County, the details matter more than ever. The good news? When you understand flood zones and build with the right foundation height, you can reduce your risk and often unlock meaningful insurance savings over the life of your home.
Why Flood Zones Still Matter Going Into 2026
Flood zones are nothing new in Myrtle Beach, but the way they affect insurance and new construction has evolved.
More granular risk: FEMA’s Risk Rating 2.0 pricing is fully in place, which means your premium is now tied to your specific property’s risk—distance to water, elevation, foundation type, and more. (FEMA)
Recent flood history: Major events like Hurricane Florence reminded Horry County residents that flooding isn’t just an oceanfront problem—areas around Conway and Socastee saw significant river and stormwater flooding. (stroudswoodconstruction.com)
Rising construction and insurance costs: Rebuilding low is almost always more expensive, long-term, than building higher from day one.
For 2026 buyers and new builds, planning for elevation is no longer optional “nice-to-have”—it’s core to your total cost of ownership.
How FEMA Flood Zones Work Along the Grand Strand
Before you worry about foundation height, you need to know which flood zone your property sits in. In Horry County, FEMA’s Flood Insurance Rate Maps (FIRMs) show areas with different levels of risk. (horrycountysc.gov)
Common zones you’ll see around Myrtle Beach:
Zone AE: High-risk areas with a mapped Base Flood Elevation (BFE). Many parts of Socastee, Conway, and low-lying pockets of Carolina Forest fall here.
Zone VE: Coastal high-hazard zones with wave action—typical near the beachfront areas of Myrtle Beach and North Myrtle Beach.
Zone X (shaded & unshaded): Moderate to low risk. You may not be required by your lender to carry flood insurance here, but it’s still strongly recommended in many Grand Strand neighborhoods.
How to check your flood zone
You (or your builder) can:
Use the Horry County online flood map to look up your parcel and see the current FEMA flood zone and BFE. (horrycounty.org)
Use FEMA’s Flood Map Service Center to confirm the official FIRM panel for your property. (msc.fema.gov)
Ask your insurance agent or surveyor for an Elevation Certificate (EC) if one already exists for the lot.
Knowing your flood zone is step one. Step two is how high you build above that risk line.
Foundation Elevation 101: Slabs, Crawlspaces & Piling Homes
In coastal South Carolina, the way your home meets the ground is just as important as the way it meets the sky.
Key elevation concepts
Base Flood Elevation (BFE): The height water is expected to reach during a “1% annual chance” (100-year) flood.
Freeboard: Extra height required (or encouraged) above BFE—often 1–3 feet—to provide a safety margin and potential insurance savings.
Lowest Floor: Under modern rules, this is carefully defined and includes areas like finished basements and sometimes enclosed stairwells.
Common foundation types you’ll see locally
Slab-on-grade (higher lots in Zone X)
Often used in higher-elevation areas of Carolina Forest or western Horry County.
Typically more affordable to build, but offers less flexibility in future elevation changes.
Raised crawlspace (AE zones)
The structure sits on masonry or concrete piers with vented crawlspace below.
Proper flood vents allow water to flow through without collapsing the walls.
The lowest floor must be at or above the required elevation.
Piling or stilt homes (VE / coastal front-line areas)
Living area is elevated well above grade, often with parking or storage below.
Ideal for high hazard and wave action zones along ocean-adjacent parts of Myrtle Beach and Surfside Beach.
At Carolina Crafted Homes, we design the foundation type around your specific flood zone, soil conditions, and lifestyle, not just what’s cheapest to build today.
How Elevation Affects Your Flood Insurance Under Risk Rating 2.0
Under the National Flood Insurance Program’s Risk Rating 2.0, elevation is still a big deal—even though FEMA relies less on Elevation Certificates than it used to. Premiums now account for:
Height of the lowest floor relative to BFE
Foundation type (piers, piles, slab, etc.)
Distance to water and type of flooding (river, storm surge, heavy rain)
Replacement cost and prior claims (ppines.com)
Ways elevation can reduce your premium
Homeowners may receive credits or lower rates when they: (Sea Grant in the Gulf of America)
Build the lowest floor several feet above BFE
Add proper flood openings/vents in enclosed areas below the elevated floor
Elevate mechanical equipment (HVAC units, water heaters, electrical panels) above the flood level
Avoid finishing enclosures below BFE (keeping them parking/storage only)
On top of that, communities that participate in FEMA’s Community Rating System (CRS)—like many along the South Carolina coast—can earn 5–45% premium discounts for residents through their local floodplain management efforts. (Congress.gov)
Bottom line for 2026: when your home sits higher, and your community manages flood risk well, your long-term insurance costs can be significantly lower.
Smart 2026 Strategy: Incentives, Discounts & Local Programs
If you’re planning a new build or major renovation in 2026, here’s how to design your project to take advantage of incentives and long-term savings:
1. Build at least to required elevation – preferably higher
Meet all Horry County and community standards for BFE and freeboard.
Talk with your builder and insurance agent about whether an extra foot or two of elevation could materially improve your premium and resale appeal.
2. Use flood-friendly design below the elevated floor
For AE and VE zones:
Keep ground-level enclosures unfinished and breakaway-friendly.
Use approved flood vents in crawlspaces and enclosed stairs.
Store valuables and electrical components above the BFE.
3. Ask about mitigation-related premium credits
Insurers and NFIP often recognize:
Elevated building pads or foundations
Proper flood vents and open foundations
Elevated mechanicals and utilities
Removal or infill of below-grade basements
These mitigation moves can help offset premium increases expected in many coastal markets through the rest of the decade. (Sea Grant in the Gulf of America)
4. Watch for local & state programs
From time to time, South Carolina and local jurisdictions offer:
Grants or cost-share programs for elevating existing homes
Buyout programs in repeatedly flooded areas
Technical assistance through local floodplain managers
While programs change, the pattern is consistent: the earlier you plan for elevation, the more choices you have when new incentives roll out.
Building or Buying in 2026? How Carolina Crafted Homes Helps
If you’re thinking about a move within Myrtle Beach, Carolina Forest, or nearby communities like Market Common and Murrells Inlet, flood risk doesn’t have to be a mystery—or a deal-breaker.
Here’s how we support clients going into 2026:
Lot selection with eyes wide open
We help you understand the flood zone, BFE, and drainage patterns before you commit to a homesite.Elevation-first home design
Our plans are adapted to your specific lot so your living areas and key systems sit safely above expected flood levels, while still fitting your desired aesthetic and budget.Insurance-aware decisions
We regularly coordinate with local insurance professionals so you can see how different foundation heights, layouts, and materials may impact your projected premiums.
Resale and peace of mind
A home built higher—smart foundation, thoughtful drainage, and flood-aware systems—typically shows better, insures better, and sleeps better during storm season.
Ready to Talk Elevation for Your 2026 Move?
Whether you’re eyeing a new build in Carolina Forest or a coastal-style home closer to the Myrtle Beach shoreline, your elevation and flood strategy should be part of the plan from day one—not an afterthought at closing.
Carolina Crafted Homes can walk you through flood zones, foundation options, and potential insurance benefits so you can make informed decisions that protect your investment and your peace of mind. If you’re planning a move or build for 2026, reach out today to schedule a no-pressure consultation and let’s design a home that’s ready for rising water and rising expectations.
FAQs
1. Are flood insurance premiums going up in 2026 around Myrtle Beach?
Many Grand Strand homeowners are seeing gradual increases as FEMA’s Risk Rating 2.0 continues to align premiums with each property’s true risk. In some lower-risk or well-elevated situations, premiums may stay stable or even decrease, but in higher-risk areas, gradual increases are common. Building higher and using mitigation features is one of the best ways to keep your long-term costs manageable.
2. How do I find out what flood zone my Myrtle Beach home is in?
You can look up your property on the Horry County online flood map or FEMA’s Flood Map Service Center using your address. These tools show your current flood zone, BFE, and related map panel. Your closing documents or prior Elevation Certificate may also list your zone. If you’re unsure, your insurance agent, surveyor, or builder can help interpret the maps and explain what they mean for construction and insurance.
3. How high should my foundation be above BFE in Horry County?
At minimum, your home must meet the local code requirement for building above the Base Flood Elevation, which often includes at least a small amount of freeboard. Many homeowners and builders choose to go an extra foot or two above the minimum to improve safety and future insurance costs. The exact number depends on your flood zone, foundation type, and design, so it’s important to coordinate with your builder and local building officials.
4. Does elevating my house always lower flood insurance?
Elevation can be one of the most powerful tools for lowering flood risk and insurance premiums, but it’s not the only factor. Insurers now consider foundation type, distance to water, expected flood depth, and prior claims as well. That said, homes with their lowest floor well above the expected flood level, plus elevated mechanical systems and proper flood vents, usually rate better than similar homes built lower on the same street.
5. Are there grants or incentives to help pay for home elevation?
In some years, state or local programs offer grants, loans, or cost-share assistance for elevating repeatedly flooded homes or improving flood resilience. Availability can change, and programs often focus on the most at-risk properties. It’s a good idea to check with your local floodplain manager, Horry County, or your municipality, and to ask your builder to design your project so you’re well positioned if new incentives become available.
6. Is flood insurance required in Zone X in Myrtle Beach?
If you have a federally backed mortgage and your home is in a high-risk flood zone (like AE or VE), flood insurance is usually required by your lender. In Zone X, lenders often do not require it, but that doesn’t mean the risk is zero. Many Zone X homes in Horry County have experienced flooding during heavy storms. In those areas, a lower-cost preferred-risk policy can be a smart way to protect your investment.
