Port Orange Flood Zones by Neighborhood
Flood zone decides two things for a buyer in Port Orange: 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. 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 32 Port Orange neighborhoods and 427 listing addresses checked against the FEMA National Flood Hazard Layer, 95% of addresses sit outside the Special Flood Hazard Area (Zone X), 5% are in A-series high-risk zones. 1 neighborhood is majority high-risk; 27 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).
Port Orange 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 |
|---|---|---|---|---|
| Sugar Forest | 42% | 58% | — | 12 |
| Tomoka Farms | 60% | 40% | — | 10 |
| Harbor Oaks | 62% | 38% | — | 13 |
| Harbor Point | 67% | 33% | — | 9 |
| Allandale | 94% | 6% | — | 16 |
| Spruce Creek Fly In Port Orange | 100% | 0% | — | 32 |
| Cypress Head | 100% | 0% | — | 19 |
| Woodhaven | 100% | 0% | — | 18 |
| Countryside | 100% | 0% | — | 18 |
| Port Orange Plantation | 100% | 0% | — | 17 |
| Commonwealth | 100% | 0% | — | 17 |
| Laurelwood | 100% | 0% | — | 16 |
| Westport Reserve | 100% | 0% | — | 16 |
| Wilbur By The Sea | 100% | 0% | — | 16 |
| Riverwood Plantation | 100% | 0% | — | 15 |
| Hamlet | 100% | 0% | — | 15 |
| Sanctuary On Spruce Creek | 100% | 0% | — | 14 |
| Sabal Creek | 100% | 0% | — | 14 |
| Brandy Hills | 100% | 0% | — | 13 |
| Villages Of Royal Palm | 100% | 0% | — | 13 |
| Beacon Woods | 100% | 0% | — | 12 |
| Groves | 100% | 0% | — | 11 |
| Coquina Cove | 100% | 0% | — | 11 |
| Sleepy Hollow | 100% | 0% | — | 10 |
| Portona | 100% | 0% | — | 10 |
| Forest Lake Preserve | 100% | 0% | — | 10 |
| Shallowbrook At Dunlawton Hill | 100% | 0% | — | 9 |
| Town Park | 100% | 0% | — | 9 |
| Sawgrass Point | 100% | 0% | — | 8 |
| Woodlake | 100% | 0% | — | 8 |
| Barefoot Park | 100% | 0% | — | 8 |
| Quiet Place In The Country | 100% | 0% | — | 8 |
Sampled entirely outside the flood hazard area
Spruce Creek Fly In Port Orange, Cypress Head, Woodhaven, Countryside, Port Orange Plantation, Commonwealth, Laurelwood, Westport Reserve, Wilbur By The Sea, Riverwood Plantation, Hamlet, Sanctuary On Spruce Creek, Sabal Creek, Brandy Hills, Villages Of Royal Palm, Beacon Woods, Groves, Coquina Cove, Sleepy Hollow, Portona, Forest Lake Preserve, Shallowbrook At Dunlawton Hill, Town Park, Sawgrass Point, Woodlake, Barefoot Park, Quiet Place In The Country.
Majority high-risk neighborhoods
Sugar Forest (58%). 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.