If you own or plan to build along the Grand Strand, you’re not just buying a home — you’re buying risk, too. Flood zones, foundation height, and your insurance strategy quietly decide whether your house holds its value or becomes the one listing everyone avoids. The good news? In Myrtle Beach, a smart design and a few key documents can mean thousands saved in insurance and stronger resale value.
Let’s walk through how to design (or upgrade) a home so buyers — and insurers — love it.
Why Flood-Smart Design = Resale Value on the Grand Strand
In a coastal market like Myrtle Beach, buyers are getting much more savvy. When they’re comparing a raised home in Carolina Forest to a ground-level one closer to the Intracoastal, they’re asking:
What flood zone is it in?
How high is the foundation compared to the Base Flood Elevation (BFE)?
What’s the annual flood insurance cost?
Homes that check those boxes don’t just survive storms better — they:
Sell faster because buyers feel safer and more confident
Attract better offers because carrying costs (insurance) are lower
Are less likely to see “stigma discounts” after a major flood event
With FEMA’s Risk Rating 2.0, pricing is more individualized. Elevation, distance to water, and foundation type are all used to price your policy. Better risk profile, better rate. (Department of Insurance South Carolina)
Understanding Flood Zones Around Myrtle Beach
The main flood zones you’ll see
On FEMA Flood Insurance Rate Maps (FIRMs), most coastal Horry County properties fall into one of these: (Horry County Government)
AE Zone – High-risk floodplain with a known Base Flood Elevation (BFE). Common near creeks, marshes, and some Intracoastal areas.
VE Zone – Coastal high hazard area where wave action is expected. Think oceanfront and some second-row properties.
X Zone – Areas of moderate or minimal flood risk. You’re not required to carry flood insurance by lenders here, but it’s still strongly recommended.
How to look up your property’s flood zone
For a home in Market Common, Carolina Forest, or Socastee, you (or your buyer) will end up doing the same thing:
Use Horry County’s FEMA flood map viewer to see local flood zones and current FIRMs. (Horry County Government)
Use the FEMA Flood Map Service Center to pull the official federal map for your address. (FEMA Flood Map Service Center)
If you’re in the city limits, Myrtle Beach Construction Services and Chapin Memorial Library both have FIRMs and staff who can help interpret them. (Myrtle Beach)
Being able to hand buyers a clear map printout or PDF is an easy way to build trust — and set your listing apart from others that just say “buyer to verify.”
Foundation Elevation: How High Is “High Enough” in Horry County?
Elevation is one of the biggest levers you have for both safety and insurance cost.
Local height requirements
Horry County’s “Build Responsibly” guidance requires: (Horry County Government)
In AE zones – the lowest floor must be at least 3 feet above the Base Flood Elevation (BFE).
In VE zones – the bottom of the lowest supporting horizontal member must be at least 3 feet above BFE.
In un-numbered A zones (no established BFE) – the lowest floor must be at least 24 inches above the highest adjacent grade.
That’s the minimum to get a certificate of occupancy. From a value standpoint, going a bit higher than the minimum can make sense — especially in neighborhoods near the Waccamaw River or Intracoastal where flood records and future sea-level projections worry buyers.
Why those extra feet matter
Every foot you elevate above BFE can significantly reduce expected flood damage and can contribute to lower NFIP premiums under Risk Rating 2.0. In some cases, properly elevated homes are paying dramatically less than similar but lower-built homes on the same street. (Floodsmart)
If you’re building new:
Think long-term resale, not just current code.
Talk with your builder and surveyor about going at least 1–2 feet above what’s required.
Avoid enclosing the area below the elevated home as finished living space — that space is more likely to flood and can hurt your insurance rating.
Elevation Certificates: Still Worth It in 2026?
You’ll hear agents, insurers, and builders talk about Elevation Certificates (ECs) like they’re golden tickets. They’re not magic — but they are powerful.
What an Elevation Certificate does
An EC documents your home’s key elevations (finished floor, equipment, grade) relative to the floodplain. FEMA and your insurer use that info to: (Horry County Government)
Verify compliance with local floodplain rules
Confirm how high your home sits relative to BFE
Help set your flood insurance rate
Support letters like a LOMA/LOMR-F if your home appears to be mistakenly shown in a flood zone
Under FEMA’s Risk Rating 2.0, an EC is no longer required to buy a policy, but the South Carolina Department of Insurance notes that providing one can still lower your flood insurance cost in some cases. (Department of Insurance South Carolina)
How this plays into resale value
Picture two similar homes in Carolina Forest:
Home A: No EC, unknown exact elevation, “flood insurance quote TBD.”
Home B: Has a recent EC showing the lowest floor 3–4 feet above BFE, plus a documented low premium.
Which one feels safer to a buyer moving from out of state? Home B typically:
Wins in head-to-head comparison
Justifies a higher price
Moves faster because buyers can quickly show the EC and premium to their lender and insurer
If you don’t know whether your property already has an EC, your local floodplain manager or city/county building department is the place to start. (ASFPM)
Insurance Incentives: Discounts, CRS, Grants, and FORTIFIED
Here’s where good design turns into real money.
1. Community Rating System (CRS) – built-in discounts
Myrtle Beach participates in FEMA’s Community Rating System (CRS) and is currently a Class 5 community. That rating typically earns NFIP policyholders in high-risk zones up to a 25% premium discount compared with communities that only meet minimum standards. (Myrtle Beach)
That means:
Your city’s stormwater projects, outreach, and regulations are already lowering your flood insurance bill.
Buyers comparing Myrtle Beach to non-CRS communities will notice those ongoing savings.
2. NFIP mitigation discounts
NFIP also offers mitigation discounts for things like:
Proper foundation elevation
Correctly installed flood openings
Elevating machinery and equipment above flood levels
FEMA’s flood insurance mitigation discount tool can show how these changes may reduce premiums for individual homes. (Floodsmart)
3. South Carolina Safe Home grants
The South Carolina Safe Home program offers grants to coastal property owners to help retrofit homes to withstand high winds — including roof upgrades and other resilience improvements. These are retrofit grants, not for new construction, but they can pair nicely with other mitigation work on existing homes. (Department of Insurance South Carolina)
Recent guidance and local contractors note that eligible homeowners can receive up to around $7,500 toward upgrades, especially when installing roofs that meet higher resilience standards. (Weather Shield Roofing)
4. FORTIFIED Home and insurance discounts
The FORTIFIED Home program, developed by the Insurance Institute for Business & Home Safety (IBHS), sets standards that go above code for roofs, structure, and openings. In many coastal states, insurers offer premium discounts or endorsements for homes with a FORTIFIED designation. (FORTIFIED - A Program of IBHS)
Pairing a FORTIFIED roof with a well-elevated foundation is one of the strongest value plays you can make:
Lower long-term damage risk
Higher buyer confidence
Potentially lower wind + flood insurance over time
Designing the Next Carolina Crafted Home: A Flood-Smart Checklist
When we think about a future resale in Myrtle Beach, we’re not just drawing floor plans — we’re reverse-engineering a future buyer’s inspection report and insurance quote.
Here’s a practical design checklist:
Site and zone
Confirm FEMA flood zone (AE, VE, X) with local and federal map tools
Review BFE and historic flood history for the lot
Consider how water will move across the property during heavy rain
Foundation and elevation
Elevate lowest floor at least 3 ft above BFE where required — and consider going higher for long-term resilience (Horry County Government)
Choose appropriate foundation type (piers, piles, or stem wall) based on zone and soil
Avoid converting space below the BFE into finished living areas
Systems and finishes
Elevate HVAC units, electrical panels, and critical equipment above anticipated flood levels
Use flood-tolerant materials in lower levels (if enclosed for storage/parking)
Design mechanical rooms and utility spaces with easy access for post-storm inspections
Documentation and buyer-ready paperwork
Obtain and keep copies of:
Elevation Certificate
Survey showing BFE and finished floor
FORTIFIED documentation (if applicable)
Insurance declarations page showing current annual flood premium
Store these digitally so they’re ready to hand to a buyer, agent, or appraiser
In neighborhoods like Market Common or new communities near Carolina Forest, homes that come to market with this documentation package often stand out against similar homes without it — even when square footage and finishes are comparable.
Let’s Design a Home That Buyers Fight Over
You don’t control the weather, FEMA map updates, or national insurance trends. But you absolutely control how your Myrtle Beach home is sited, elevated, documented, and insured.
If you’re planning new construction or a major renovation anywhere along the Grand Strand, Carolina Crafted Homes can help you:
Choose the right foundation and elevation strategy for your flood zone
Coordinate surveys and Elevation Certificates with trusted professionals
Design with FORTIFIED and insurance incentives in mind
Package your home so future buyers see confidence, not risk
Ready to talk through your specific lot, flood zone, and long-term plans?
Schedule a consultation with Carolina Crafted Homes and let’s design a coastal home that looks great on day one — and still looks like a smart investment when it’s time to sell.
FAQS
1. How do I find out what flood zone my Myrtle Beach property is in?
You can look up your address using FEMA’s Flood Map Service Center and Horry County’s online flood map viewer. These tools show whether your home is in an AE, VE, or X zone and list the Base Flood Elevation (BFE). If you’re inside city limits, Myrtle Beach Construction Services and Chapin Memorial Library can also help you review current and historic flood maps and explain what they mean for insurance and building rules. (Horry County Government)
2. How high should I elevate my new home in Horry County?
Horry County requires homes in AE zones to have the lowest floor at least 3 feet above BFE, and coastal VE zones must have the lowest supporting member 3 feet above BFE. In some A zones without a mapped BFE, the lowest floor must be at least 24 inches above the highest adjacent grade. Many owners choose to go a bit higher than required to reduce risk, improve insurability, and appeal to future buyers. (Horry County Government)
3. Are Elevation Certificates still useful with FEMA’s Risk Rating 2.0?
Yes. While Risk Rating 2.0 no longer requires an Elevation Certificate to buy flood insurance, the South Carolina Department of Insurance notes that providing one may still lower your premium in some cases. An EC documents your home’s exact elevation and helps prove compliance with local floodplain rules. Buyers and lenders also like seeing this report because it clarifies risk and supports better insurance quotes during a sale. (Department of Insurance South Carolina)
4. What flood and wind mitigation incentives are available in South Carolina?
Coastal homeowners may qualify for several incentives. Myrtle Beach’s CRS Class 5 status can provide up to a 25% discount on NFIP premiums in high-risk zones. The South Carolina Safe Home program offers grants to help retrofit homes for high-wind resilience, and FORTIFIED roofs or construction can earn insurance discounts from participating carriers. Combined with good elevation and proper flood openings, these measures reduce both risk and long-term insurance costs. (Myrtle Beach)
5. Does building higher really improve my home’s resale value?
In coastal markets like Myrtle Beach, elevation can be a major selling point. Homes built several feet above BFE with a current Elevation Certificate and documented low flood premiums often show better buyer interest and smoother underwriting. Higher, better-documented homes tend to avoid “storm stigma” after big flood events, which can help protect both appraisal value and days on market when you eventually sell. (Horry County Government)
6. Can I get flood insurance if my home is in an X zone?
Yes. As long as your community participates in the NFIP — which Myrtle Beach and Horry County do — you can buy flood insurance even in lower-risk X zones. Many owners choose lower-cost preferred-risk policies for additional peace of mind. While lenders may not require coverage outside high-risk zones, having it can be a selling point, especially for out-of-state buyers who are cautious about coastal flooding. (York County Government)
