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 29 Port Orange neighborhoods and 372 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; 25 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).
Flood is a separate policy from homeowners insurance; for the homeowners side, see the cost of home insurance in Port Orange (county Citizens average, ZIP by ZIP).
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 | 45% | 55% | — | 11 |
| Tomoka Farms | 56% | 44% | — | 9 |
| Harbor Oaks | 57% | 43% | — | 14 |
| Allandale | 93% | 7% | — | 15 |
| Spruce Creek Fly In Port Orange | 100% | 0% | — | 27 |
| Countryside | 100% | 0% | — | 19 |
| Cypress Head | 100% | 0% | — | 17 |
| Commonwealth | 100% | 0% | — | 17 |
| Port Orange Plantation | 100% | 0% | — | 16 |
| Woodhaven | 100% | 0% | — | 15 |
| Laurelwood | 100% | 0% | — | 15 |
| Riverwood Plantation | 100% | 0% | — | 15 |
| Westport Reserve | 100% | 0% | — | 15 |
| Sanctuary On Spruce Creek | 100% | 0% | — | 14 |
| Wilbur By The Sea | 100% | 0% | — | 14 |
| Sabal Creek | 100% | 0% | — | 13 |
| Beacon Woods | 100% | 0% | — | 12 |
| Brandy Hills | 100% | 0% | — | 12 |
| Villages Of Royal Palm | 100% | 0% | — | 12 |
| Groves | 100% | 0% | — | 11 |
| Coquina Cove | 100% | 0% | — | 11 |
| Sleepy Hollow | 100% | 0% | — | 10 |
| Forest Lake Preserve | 100% | 0% | — | 10 |
| Portona | 100% | 0% | — | 8 |
| Sawgrass Point | 100% | 0% | — | 8 |
| Woodlake | 100% | 0% | — | 8 |
| Barefoot Park | 100% | 0% | — | 8 |
| Shallowbrook At Dunlawton Hill | 100% | 0% | — | 8 |
| Baywood | 100% | 0% | — | 8 |
Sampled entirely outside the flood hazard area
Spruce Creek Fly In Port Orange, Countryside, Cypress Head, Commonwealth, Port Orange Plantation, Woodhaven, Laurelwood, Riverwood Plantation, Westport Reserve, Sanctuary On Spruce Creek, Wilbur By The Sea, Sabal Creek, Beacon Woods, Brandy Hills, Villages Of Royal Palm, Groves, Coquina Cove, Sleepy Hollow, Forest Lake Preserve, Portona, Sawgrass Point, Woodlake, Barefoot Park, Shallowbrook At Dunlawton Hill, Baywood.
Majority high-risk neighborhoods
Sugar Forest (55%). 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, October 2026.