Flood Insurance in Myrtle Beach, SC

What Is Flood Insurance?

Flood insurance is a standalone policy that covers damage caused by rising water—something your homeowners or renters policy explicitly excludes. In coastal areas like Myrtle Beach, South Carolina, flooding can result from storm surge, heavy rainfall, overflowing rivers, or backed-up drainage systems after a tropical storm passes through.

Most flood insurance policies in the U.S. are written through the National Flood Insurance Program (NFIP), a federal program managed by FEMA. However, private flood insurance has grown significantly in recent years, often providing higher coverage limits and options the NFIP doesn't offer.

Why Myrtle Beach Homeowners Need Flood Insurance

Living along the Grand Strand means accepting some flood risk. Whether you're in a designated flood zone or not, flooding remains the most common and costly natural disaster in the country. Here's why flood insurance matters for Myrtle Beach property owners:

• Homeowners insurance excludes flood damage. Your standard policy covers water damage from burst pipes, but not rising water from outside your home.


• Over 20% of flood claims come from low-risk areas. Heavy rain, poor drainage, and storm surge can affect properties anywhere along the South Carolina coast.


• Mortgage lenders require it in high-risk zones. If your property sits in a Special Flood Hazard Area, your lender will mandate flood insurance as a loan condition.


• Federal disaster assistance isn't a backup plan. FEMA aid is only available during declared disasters—and most floods don't qualify. When available, it's typically a loan you repay.


• The Grand Strand faces unique threats. Between hurricanes, tropical storms, and king tides, the Myrtle Beach area experiences flooding risks that inland communities don't.

What Does Flood Insurance Cover?

Flood insurance policies split coverage into two categories: building coverage and contents coverage. Understanding each helps you select appropriate limits.

Building Coverage

Building coverage protects your home's structure and essential systems, including foundation walls, electrical and plumbing, HVAC equipment, water heaters, built-in appliances, and permanently installed carpeting and cabinetry. NFIP policies cap residential building coverage at $250,000—if your home's replacement cost exceeds that, private flood insurance can fill the gap.

Contents Coverage

Contents coverage replaces personal belongings damaged by flooding: furniture, electronics, clothing, portable appliances, and artwork. The NFIP limits contents coverage to $100,000 and pays actual cash value rather than replacement cost. Private carriers may offer higher limits and replacement cost options.

What Flood Insurance Doesn't Cover

Standard flood policies exclude damage from moisture or mold that could have been prevented, currency and precious metals, outdoor property like landscaping and pools, additional living expenses during displacement, and vehicles (covered under auto insurance).

NFIP vs. Private Flood Insurance

Homeowners in Myrtle Beach can choose between the National Flood Insurance Program and private flood carriers. Each has distinct advantages.

NFIP policies offer standardized coverage, predictable pricing, and availability regardless of flood zone. Every property in Horry and Georgetown counties can access NFIP coverage. However, the $250,000 building limit may fall short for higher-value coastal homes.

Private flood insurance can provide higher coverage limits, replacement cost for contents, additional living expense coverage, and sometimes shorter waiting periods. Premiums vary by carrier—some properties qualify for rates below NFIP, while others don't. As an independent agency, Moore & Associates shops both NFIP and private options to find the best fit for your situation.

Understanding Flood Zones in the Myrtle Beach Area

FEMA assigns flood zones based on statistical flooding likelihood. Your zone determines whether flood insurance is required and influences your premium.

High-risk zones (A and V): These properties have at least a 1% annual flood chance. Federally backed mortgages require flood insurance in these areas. V zones along the coast also face wave action risks from storm surge.

Moderate-risk zones (B and X-shaded): Flood insurance isn't mandatory, but smart—especially near the Intracoastal Waterway. Many properties in Conway, Surfside Beach, Murrells Inlet, and Pawleys Island fall into this category.

Low-risk zones (C and X-unshaded): Minimal mapped risk, but remember: over 20% of flood claims originate in these areas. Low risk doesn't mean no risk.

How Much Does Flood Insurance Cost in South Carolina?

Flood insurance premiums depend on your flood zone, elevation, construction type, and coverage limits. FEMA's Risk Rating 2.0 now calculates NFIP premiums based on individual property characteristics rather than just flood maps.

Annual premiums for Myrtle Beach homeowners typically range from a few hundred to several thousand dollars. Properties at higher elevations or with flood-resistant construction generally pay less. Private flood insurance pricing varies by carrier—sometimes beating NFIP rates, sometimes not.

The only way to know your actual cost is to get quotes. Moore & Associates can compare NFIP and private flood carriers to find competitive rates for your property.

The 30-Day Waiting Period

Most flood insurance policies have a 30-day waiting period before coverage activates. You cannot purchase flood insurance when a hurricane enters the Atlantic and expect protection from that storm.

Limited exceptions exist: no waiting period when purchasing with a new mortgage or after a FEMA map change, and some private carriers offer 10-14 day waiting periods. The takeaway—secure flood insurance before hurricane season, not during.

Why Choose Moore & Associates for Flood Insurance

Moore & Associates has served Myrtle Beach and the Grand Strand since 1979. As an independent insurance agency, we aren't locked into one carrier. We shop multiple flood insurance options—NFIP and private—to find coverage and rates that work for your specific property.

Our local agents understand flood risks across the area, from oceanfront properties in North Myrtle Beach to homes along tidal creeks in Litchfield and Georgetown. We can verify your flood zone, explain your options clearly, and help you avoid overpaying for necessary coverage.

Get a Flood Insurance Quote in Myrtle Beach, South Carolina

Our flood insurance agents serve Myrtle Beach, South Carolina and surrounding areas including North Myrtle Beach, Atlantic Beach, Conway, Surfside Beach, Murrells Inlet, Litchfield, Pawleys Island, and Georgetown. Contact Moore & Associates today for a free quote.