New Smyrna Beach Flood Zones by Neighborhood
Flood zone decides two things for a buyer in New Smyrna Beach: whether a lender will require flood insurance, and roughly what it costs. FEMA maps every parcel into a zone — X (and B/C) is low-to-moderate risk with no mandatory coverage; A-series zones (A, AE, AH, AO) are the Special Flood Hazard Area, the 1%-a-year floodplain, where coverage is mandatory with a federally backed mortgage; V-series zones add coastal wave action. This page samples the listing addresses in each neighborhood against the current FEMA layer so you can see the pattern before you fall for a house.
Across 12 New Smyrna Beach neighborhoods and 170 listing addresses checked against the FEMA National Flood Hazard Layer, 75% of addresses sit outside the Special Flood Hazard Area (Zone X), 22% are in A-series high-risk zones and 3% in V-series coastal zones. 2 neighborhoods are majority high-risk; 6 sampled entirely outside the SFHA. In a high-risk zone, flood insurance is required with any federally backed mortgage and Florida’s Citizens policies now require it regardless of zone (all policies by 2027).
New Smyrna Beach neighborhoods ranked by flood exposure
Share of sampled addresses by FEMA zone group. Sorted by high-risk share; n is the number of distinct addresses checked (minimum 8).
| Neighborhood | Outside SFHA (X) | A-series (high risk) | V-series (coastal) | Addresses |
|---|---|---|---|---|
| Ardisia Park | 11% | 89% | — | 9 |
| Bethune Beach | 40% | 27% | 33% | 15 |
| Turnbull Shores | 55% | 45% | — | 11 |
| Venetian Bay | 65% | 35% | — | 51 |
| Islesboro | 88% | 12% | — | 8 |
| Fairgreen | 92% | 8% | — | 12 |
| Coastal Woods | 100% | 0% | — | 15 |
| Sugar Mill Country Club | 100% | 0% | — | 14 |
| Bouchelle Island | 100% | 0% | — | 11 |
| Hidden Pines | 100% | 0% | — | 8 |
| Sabal Lakes | 100% | 0% | — | 8 |
| Isles Of Sugar Mill | 100% | 0% | — | 8 |
Sampled entirely outside the flood hazard area
Coastal Woods, Sugar Mill Country Club, Bouchelle Island, Hidden Pines, Sabal Lakes, Isles Of Sugar Mill.
Majority high-risk neighborhoods
Ardisia Park (89%), Bethune Beach (60%). Expect a flood-insurance quote before you make an offer; elevation certificates matter here.
How to read this
These are shares of listing addresses we have checked, not parcel counts, and FEMA revises maps; a neighborhood at 0% can still contain a low lot. Always verify the specific address at msc.fema.gov. Source: FEMA National Flood Hazard Layer, address-level lookups compiled by Momentum Research, September 2026.