Flooding in Charleston, SC WHAT YOU NEED TO KNOW

Charleston is one of the most beautiful and historic cities on the East Coast—but it’s also one of the most flood-prone. Bordered by the Atlantic Ocean, Charleston Harbor, and multiple tidal rivers, the city is especially vulnerable to storm surge, king tides, and heavy rain. Even on sunny days, water can rise into streets and yards in low-lying neighborhoods.

Studies indicate that over 29,4000 properties in Charleston (equivalent to 59% of total properties) are at risk of flooding as of today. And here’s the important part: most standard homeowners insurance does not cover flood damage. Whether it’s caused by a hurricane, coastal storm, or unexpected tide, you need separate private flood insurance in Charleston, SC to protect your home and belongings.

Flood Zones in Charleston, SC

Charleston includes extensive FEMA-designated flood zones, especially in areas along the Ashley, Cooper, and Stono Rivers, as well as barrier islands and low-lying marshlands. Properties in Zone AE or VE are considered high-risk and typically require flood insurance if you have a federally backed mortgage. But even Zone X properties aren’t immune. Charleston frequently experiences sunny-day flooding due to rising tides and poor drainage. In fact, 40% of flood claims come from outside high-risk zones, especially in inland neighborhoods affected by runoff or tide-driven backflow.