Hmmm...is this land too wet?

[heatherdeg]

So we went to look at a property that's 5.58 acres and EVERY aerial view (taken at different times) shows a wet spot.  It's probably like 1/8 or 1/6 of the property.  We went to see it after a monumental rain with flooding.  It was a day (maybe 2) later and there were some rows of standing water on the property and one large puddle.  But the front 1/4 to 1/3 of the property looked mucky and on the flood map, it's only about a few hundred feet outside of a flood zone (on an outdated map, btw).  Since I've watched FEMA recently place a house in a flood zone (and fyi--there's no real notification process!!!), I'm nervous.

I'm all the more wondering if there's any farming activity that is particularly well-suited to muddy land?!?

[mattemma04]

Our property floods. I dug a trench across the yard to *guide* the water,but there is still plenty that floods the yard. I do raised beds. No idea on the crops that do well in that.Plenty of non-edibles do well.Cat tail is edible,but probably of limited use. As long as the house is water safe the land can be worked on.

 I would not buy it though unless I could get a REALLY good deal on a less that idea piece of land.Our water soaks in from hours to 2-3 days after a heavy rain.

[heatherdeg]

Yeah... it IS a good deal.  I need to see how long it takes to soak in.  If we were building on it, it would be fine.  But growing on it... I dunno.  It's 5.5 acres and I can't see doing about 1/3 of that in raised beds, but who knows.

Thanks for the input.  We're looking at a different one this weekend that is less likely to be a flood issue.  More expensive, but also much larger.  :)

[Caneel]

I can give you information about the FEMA flood maps. I used to work with them at two jobs.

FEMA maps are in a constant state of updating.  An area with no to little flood risk might has a map dated 20+ years ago but it doesn't mean it is outdated.  Areas with regular flooding are looked at and updated more often.  You should be able to find the most recent maps on the website.

Not to scare you but a "wet" area close to a designated flood zone could be in danger of being reclassified as flood zone if the maps are redrawn.  I assume you are talking about Zone A?

When I worked at a bank, FEMA redrew the maps for a large area of a community.  Because of how many streams (some rather small) fed into the river, all of a sudden many area of the town went from Zone B (and in some case C) to Zone A. 

Many of these people had mortgages and what happens if the owners have a mortgage guaranteed by the government is that you are required to have flood insurance if you are located in Zone A.  If the owner doesn't get flood insurance, the bank is required to force-place it.  Flood insurance can be very expensive.

Working at the bank, I saw what a huge problem it became for a lot of residents.  People with modest homes/budgets were getting slapped with $3,000-$4,000 flood insurance bills.   And yes, it happpen without warning.

Again, not to be an alarmist but you are smart to be thinking ahead.
 

[heatherdeg]

Originally Posted by Caneel 

I can give you information about the FEMA flood maps. I used to work with them at two jobs.

FEMA maps are in a constant state of updating.  An area with no to little flood risk might has a map dated 20+ years ago but it doesn't mean it is outdated.  Areas with regular flooding are looked at and updated more often.  You should be able to find the most recent maps on the website.

Not to scare you but a "wet" area close to a designated flood zone could be in danger of being reclassified as flood zone if the maps are redrawn.  I assume you are talking about Zone A?

When I worked at a bank, FEMA redrew the maps for a large area of a community.  Because of how many streams (some rather small) fed into the river, all of a sudden many area of the town went from Zone B (and in some case C) to Zone A. 

Many of these people had mortgages and what happens if the owners have a mortgage guaranteed by the government is that you are required to have flood insurance if you are located in Zone A.  If the owner doesn't get flood insurance, the bank is required to force-place it.  Flood insurance can be very expensive.

Working at the bank, I saw what a huge problem it became for a lot of residents.  People with modest homes/budgets were getting slapped with $3,000-$4,000 flood insurance bills.   And yes, it happpen without warning.

Again, not to be an alarmist but you are smart to be thinking ahead.
 

All of this is WHY I'm thinking ahead.  ;)  My family has been in real estate my entire life  (dad is a broker, appraiser & analyst; mom ran a mortgage company, and relatives are in title, underwriting, new construction--you name it) and I'm intimate with the FEMA maps.  We also were 24 hours from closing on an investment property when it fell apart because stupid me waited till last minute to get insurance on it and found out it was in a flood zone--and had been moved INTO the flood zone about 5 days before our initial proposed closing date (a full month earlier--and well after the 5-day "out" for confirming flood zone location).  It was literally a block from the flood zone because the best comparable sale was down the street, but IN the flood zone.  If not for the fact that the house ACTUALLY FLOODED on Tuesday (before a Friday closing), we'd be stuck with that house.  Talk about divine intervention.

I knew from working with my dad that the maps are constantly updated.  But the above experience has made us EXTREMELY cautious with properties close to a flood zone.

And that's above and beyond land that's nowhere near a flood zone, but for whatever reason--just doesn't drain well... be it clay soil, grading, whatever.

Thanks, though--good for someone who searches the forum for prior posts!  :D

[Caneel]

Does your dad have soil books in his office?  I can't remember the agency that published the books that I used to reference (it was a federal agency I believe) Anyway, the books had incredibly detailed maps by county that had overlays of the soil type.  After identifying the type, you look up the description from there.  This would provide information of drainage issues related to the soil composition.  If he doesn't have/use these books, your county extension office should be able to point you to a resource.  

Grading a property close to a flood zone can get tricky.  State Departments of Environmental Proctection get bitchy about directing run-off towards streams/rivers.  This assumes that a stream or river is close to your property.  If it is flood zone because of standing water, that shouldn't be a problem.  Unless, of course, it is designated wetlands but lets not open that can of worms!