Jacksonville’s Flood Maps Are Changing: What NE Florida Property Owners Should Know

Posted on by McGriff-Williams in Blog, Home Insurance |
Calm river at sunrise with green and gold marsh grass in the foreground and a distant shoreline of homes and trees under a clear sky

FEMA is updating flood maps in parts of Northeast Florida, and the new versions are now out for public review in Jacksonville and in Clay and Putnam counties. If you own a home or a business in Northeast Florida, it’s a good time to look up your property and see whether anything is changing.

Here’s a plain-language look at what’s changing, the dates to know and how to check your own address with official tools.

1. What FEMA is updating

Flood Insurance Rate Maps, often called FIRMs or flood maps, show which areas FEMA considers higher risk for flooding. Lenders use them to decide when flood insurance is required on a federally backed mortgage, and local governments use them for building rules.

FEMA’s current flood map project for this area (project 20-04-0049S) covers parts of Bradford, Clay, Duval, Flagler, Putnam and Volusia counties. FEMA released preliminary maps for this project dated May 29, 2025, and published its notice of proposed flood hazard determinations in the Federal Register on January 21, 2026.

Preliminary means proposed. The new maps aren’t in effect yet. FEMA says that where an effective flood map exists, it’s the one that must be used for the minimum NFIP requirements. So for now, your current flood zone is still the one on today’s effective map. Duval County’s current effective map panels are dated June 3, 2013, and November 2, 2018. Clay County describes its current maps as its 2014 maps.

2. Which parts of Duval are in the update

In FEMA’s preliminary map index for Duval County, 69 of the 175 panels in that index carry the new May 29, 2025, preliminary date. By our reading of FEMA’s panel index, they’re in parts of the Northside, Westside, Arlington and Southside/Mandarin areas, and none of them reach the oceanfront. Map panels cover large areas, so a neighborhood can fall partly on an updated panel and partly on one that isn’t changing.

FEMA’s flood hazard determination status page shows no pending flood hazard determinations for Jacksonville Beach, Neptune Beach or Atlantic Beach, so they keep their current maps in this update.

Keep in mind that a panel being updated doesn’t mean every property on it is changing. As Clay County puts it, “While most properties will not change, some may be added to or removed from Special Flood Hazard Areas (SFHAs).” The only way to know about your property is to look up your address.

3. Dates to know

  • Appeal and comment period: August 20 to November 18, 2026. FEMA’s flood hazard determination status page lists this 90-day period for the City of Jacksonville, Clay County and Putnam County. Under FEMA’s notice, appeals and comments must be received by the end of the period.
  • Effective date: not set yet. FEMA hasn’t announced when the new maps will take effect. Clay County’s flood map page lists “Spring 2027” as the “Anticipated effective date of the updated flood maps.” That’s Clay County’s estimate. The City of Green Cove Springs lists a summer 2027 target, subject to change. We didn’t find a published estimate for Duval.

About appeals. Under FEMA’s notice, an appeal has to show that a proposed determination is scientifically or technically incorrect, and other feedback counts as a comment. Appeals and comments go to your community’s chief executive officer as listed in FEMA’s notice, not to FEMA directly. In Jacksonville, the preliminary maps can be viewed at the Development Services Division, 214 North Hogan Street, Room 2100, Jacksonville, FL 32202, or online at FEMA’s Map Service Center. Clay County asks residents to send questions or appeals to its floodplain team at floodteam@claycountygov.com.

4. How to look up your flood zone with official tools

  • FEMA Flood Map Service Center (MSC): Search your address at msc.fema.gov/portal/search to see your current effective flood map.
  • FEMA Flood Map Changes Viewer: At msc.fema.gov/fmcv, you can compare current flood data with preliminary changes for your location. FEMA describes it as showing which areas have increased in flood risk and which have decreased on the new preliminary map.
  • FEMA National Flood Hazard Layer Viewer: A detailed map of current effective flood zones, available through FEMA’s flood data viewers page.
  • City of Jacksonville: The city’s Floodplain Coordinator handles flood zone determinations and copies of available elevation certificates at (904) 255-8366. See the City of Jacksonville Floodplain Management page.
  • Neighboring counties: St. Johns County has a Flood Zone Viewer, Nassau County has a flood map service site, and Clay County’s Flood Zone Changes page links to its interactive map.

FEMA says preliminary data are “for review and guidance purposes only” and can’t be used to rate flood insurance policies. Use your current effective map for today’s flood zone, and the Flood Map Changes Viewer to see what may change.

5. CRS discounts on NFIP policies in Northeast Florida

Many local governments take part in FEMA’s Community Rating System (CRS). It recognizes communities whose floodplain management goes beyond the NFIP’s minimum requirements. In return, eligible NFIP flood insurance policies in those communities may receive a premium discount based on the community’s class. FEMA’s discounts run from 5% to 45% in 5% steps, and a Class 10 community receives none.

A few points to keep in mind:

  • It applies to NFIP policies only. The CRS discount is part of NFIP pricing. It doesn’t apply to private flood insurance.
  • It isn’t limited to high-risk zones. FEMA says “the CRS discount is applied to the full-risk premium for all NFIP policies in the Regular Program in a participating community, including policies outside of the Special Flood Hazard Area (SFHA).”
  • It depends on where your property is. The class that applies is the one for the community your property is in. For example, a city and the county around it can have different classes.
  • Some policies can be excluded. FEMA notes that a policy may not receive the discount if the structure isn’t in compliance with the community’s floodplain management rules.

Here are the classes on FEMA’s CRS list effective October 1, 2026:

Community CRS class NFIP premium discount
City of Jacksonville 6 20%
Jacksonville Beach 6 20%
Neptune Beach 6 20%
Atlantic Beach 5 25%
Nassau County 7 15%
Fernandina Beach 5 25%
St. Johns County 5 25%
St. Augustine 4 30%
St. Augustine Beach 8 10%
Clay County 6 20%
Putnam County 8 10%
Baker County 10 0%

Several nearby cities and towns, including Baldwin, Callahan, Green Cove Springs, Hilliard, Macclenny, Orange Park and Palatka, don’t appear on FEMA’s October 2026 list, so NFIP policies there don’t get a CRS discount. Your actual premium depends on many factors, and the discount is only one part of it.

6. If you’re thinking about buying flood coverage

According to FloodSmart.gov, the NFIP’s official site, a new NFIP flood policy generally takes effect 30 days after purchase. There are a few exceptions. For example, there’s no wait when flood insurance is bought while making, increasing, extending or renewing a mortgage. Another exception may matter once the new maps take effect: if a map revision newly places a building in a high-risk flood zone, FEMA’s rules generally allow a one-day wait for a policy bought within a limited time after the new map’s effective date (13 months under FEMA’s regulation). It doesn’t apply to preliminary maps. Because of the waiting period, it’s better to review your flood coverage before you need it.

FAQ

Is my flood zone changing right now?
Not yet. The new maps are preliminary. Your current flood zone is the one on today’s effective map until FEMA’s updated maps take effect.

When will the new maps take effect?
FEMA hasn’t announced an effective date. Clay County’s flood map page anticipates spring 2027 for Clay County. The City of Green Cove Springs lists a summer 2027 target, subject to change. We didn’t find a published estimate for Duval.

What’s the deadline to appeal or comment?
FEMA’s status page lists an appeal and comment period from August 20 to November 18, 2026, for the City of Jacksonville, Clay County and Putnam County. Appeals need scientific or technical data and go to your community’s chief executive officer as listed in FEMA’s notice.

Does the CRS discount apply to private flood insurance?
No. The CRS discount applies to NFIP flood insurance policies in participating communities, including NFIP policies outside high-risk zones.

How do I check my flood zone?
Search your address on FEMA’s Flood Map Service Center for your current zone, and use FEMA’s Flood Map Changes Viewer to see what may change. In Jacksonville, you can also call the city’s Floodplain Coordinator at (904) 255-8366.

Let’s review your coverage

McGriff-Williams Insurance is an independent agency in Gainesville since 1983. If you own a home or business in Northeast Florida and want to understand how a flood map change could affect your coverage, a licensed member of our team can review your current coverage with you and may be able to compare options from the insurance companies we represent. Call (352) 371-7977 or contact us.

This article is general information, not a statement of coverage or legal advice. Your policy’s terms, conditions and endorsements control. Coverage options vary by company and are subject to underwriting and availability. Flood zone determinations, map dates and CRS classes are set by FEMA and local communities and can change. Information is as of October 26, 2026.

Sources

  • City of Green Cove Springs, Proposed flood insurance rate map reflects changes to local flood risk (posted Aug. 24, 2026): https://www.greencovesprings.com/m/newsflash/Home/Detail/359
  • FEMA, Flood Hazard Determinations (FHD) status, Florida: City of Jacksonville (120077), Clay County (120064), Putnam County (120272), case 20-04-0049S; Jacksonville Beach (120078), Neptune Beach (120079), Atlantic Beach (120075), no FHDs. https://floodmaps.fema.gov/fhm/bfe_status/bfe_main.asp
  • FEMA, FHD Notice, Proposed Flood Hazard Determinations, City of Jacksonville. https://hazards.fema.gov/femaportal/STAMPFHDREST/FHD/HTML/NOTICE/ID/74124239
  • Federal Register, “Proposed Flood Hazard Determinations,” 91 FR 2554, Jan. 21, 2026 (Doc. 2026-01057; FEMA-B-2578). https://www.federalregister.gov/documents/2026/01/21/2026-01057/proposed-flood-hazard-determinations
  • FEMA, Preliminary National Flood Hazard Layer, FIRM panels for Duval County (12031C). https://hazards.fema.gov/arcgis/rest/services/PrelimPending/Prelim_NFHL/MapServer
  • FEMA, National Flood Hazard Layer, effective FIRM panels for Duval County (12031C). https://hazards.fema.gov/arcgis/rest/services/public/NFHL/MapServer
  • FEMA, Flood Data Viewers and Geospatial Data. https://www.fema.gov/flood-maps/national-flood-hazard-layer
  • FEMA, Flood Map Service Center. https://msc.fema.gov/portal/search
  • FEMA, Flood Map Changes Viewer. https://msc.fema.gov/fmcv
  • FEMA, Preliminary FEMA Map Products. https://hazards.fema.gov/femaportal/prelimdownload/
  • FEMA, Community Members’ Guide to Initiating Map Revisions. https://www.fema.gov/flood-maps/change-your-flood-zone/guide-community-members
  • FEMA, Community Rating System. https://www.fema.gov/floodplain-management/community-rating-system
  • FEMA, CRS Eligible Communities, effective October 1, 2026 (PDF). https://www.fema.gov/sites/default/files/documents/fema_rsl_crs_eligible-communities-oct%202026_10052026.pdf
  • FloodSmart.gov (NFIP), Buy a Flood Insurance Policy. https://www.floodsmart.gov/get-insured/buy-a-policy
  • 44 CFR 61.11, Effective date and time of coverage under the Standard Flood Insurance Policy (eCFR). https://www.ecfr.gov/current/title-44/chapter-I/subchapter-B/part-61/section-61.11
  • Clay County, Flood Zone Changes. https://www.claycountygov.com/community/flood-zone-changes
  • City of Jacksonville, Floodplain Management. https://www.jacksonville.gov/departments/public-works/development-services-division/review-group-%28fka-dmg%29/floodplain-management
  • St. Johns County, Flood Zone Viewer. https://www.gis.sjcfl.us/floodviewer/
  • Nassau County, Flood Map Service. https://nassau-county-flood-map-service-nassauflgis.hub.arcgis.com/