The coastal investor's guide to real estate
The coastal investor's guide to real estate
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Navigating FIRMs and the Brazoria 2-Foot Rule
The real estate opportunities in Galveston and Brazoria Counties are immense, yet they come with unique, high-stakes considerations. To protect your investment and ensure the long-term viability of your property, you must move beyond standard due diligence. You need an advisor who specializes in resilient investment. For The Legacy Group, resilient investment means fully understanding the local mandates and regulatory environment that directly impact property value, insurance costs, and safety.
Section 1: Galveston’s Vulnerability and the FIRM Mandate
Section 1: Galveston’s Vulnerability and the FIRM Mandate
Galveston Island, surrounded by the Bay and the Gulf of Mexico, is uniquely vulnerable to a variety of storm threats, including flash floods, storm surges, and major tropical cyclones. The most fundamental document governing your risk is the Flood Insurance Rate Map (FIRM), issued by FEMA.
What You Must Know About FIRMs
What You Must Know About FIRMs
Risk Identification: Your property's location relative to a flood zone dictates the necessary development restrictions.
Insurance Requirements: Your specific flood zone determines whether flood insurance is mandatory and, crucially, how expensive your premiums will be.
Legacy Group Insight: We analyze FIRMs not just for compliance, but for long-term financial risk mitigation. We guide you past the listing price to understand the true cost of ownership in your zone.
Section 2: The Brazoria County 2-Foot Rule
Section 2: The Brazoria County 2-Foot Rule
While Galveston requires vigilance, Brazoria County—where approximately 74 percent of all properties face flood risk over the next 30 years—has taken an active, decisive stance on flood mitigation. The Key Regulatory Difference:
Brazoria County requires that all new construction within Special Flood Hazard Areas (SFHAs) must be elevated
TWO FEET
above FEMA’s minimum recommended standards.
Impact: Understanding this requirement is essential for investors planning new builds, as compliance saves significant long-term costs and maintains value. The Legacy Group ensures your property development plan is compliant with, and optimized beyond, these local elevation standards.
The Legacy Group provides you with a Resilient Investment Strategy.
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