MIAMI-DADE COUNTY · SOUTH FLORIDA
Miami-Dade County homeowners face some of the highest flood insurance premiums in the entire United States — and many are paying them unnecessarily. If your property is in flood Zone AE, our pay-on-success LOMA service can officially remove you from the flood zone and eliminate the mandatory insurance requirement. No cost until the map amendment is approved.
Serving Kendall, Doral, Hialeah, Homestead, Miami Lakes, Cutler Bay, Palmetto Bay, Pinecrest, South Miami, Coral Gables, and all 34 municipalities in Miami-Dade County.
Miami-Dade County sits at sea level, and the official federal flood maps — many finalized in the 1970s and 1980s — painted enormous swaths of the county in Zone AE based on historical flooding patterns before the region’s massive modern drainage infrastructure was built. Since then, the South Florida Water Management District has constructed and expanded hundreds of miles of canals, pump stations, and water control structures across Miami-Dade. The Miami Canal, Tamiami Canal, Snapper Creek Canal, C-100, C-102, C-103, C-1, and dozens of secondary drainage canals now protect communities that simply didn’t exist when the official flood maps were drawn.
Inland Miami-Dade — from Kendall to Doral to Homestead — was largely built on land that was graded, filled, and elevated during development, often to code requirements that exceeded the BFE at the time of construction. Western communities near the Everglades boundary, including areas in unincorporated Miami-Dade, Hialeah, and Miami Lakes, are especially common LOMA candidates because the drainage canals running through them have dramatically reduced actual flood risk compared to what the national flood maps assume.
Miami-Dade also has one of the highest rates of NFIP flood insurance in Florida — which means the potential savings from a successful LOMA are among the largest in the country. Premiums of $4,000–$9,000 annually are not uncommon for Zone AE properties in this county.
Kendall is one of the largest unincorporated communities in Miami-Dade and has some of the county’s highest concentrations of Zone AE properties. Neighborhoods including The Hammocks, Kendale Lakes, The Crossings, Country Walk, West Kendall, Dadeland area, Sunset, and communities near the Snapper Creek Expressway and SW 104th Street (ZIP codes 33173, 33176, 33183, 33186, 33193, 33196) commonly qualify. Much of Kendall was developed during the 1980s–2000s on elevated, engineered land that frequently exceeds BFE.
Doral’s explosive growth over the past 20 years has added thousands of properties to Zone AE — many of them on land that was engineered well above BFE. Master communities including Doral Isles, Doral Park, Chaplin Park, Versailles, and Downtown Doral are LOMA candidates, as are large swaths of Hialeah along the Miami Canal and C-6 Canal corridors (ZIP codes 33166, 33178, 33180, 33010, 33012, 33013, 33014, 33015, 33016). Hialeah’s older subdivisions built in the 1950s–1970s also frequently qualify when compared against current BFE.
Homestead and Florida City sit near the Everglades boundary, and many properties here are mapped in Zone AE based on decades-old data. Communities including Naranja, Princeton, Goulds, Leisure City, Homestead Base area, Redland, and agricultural communities near Krome Avenue and SW 328th Street (ZIP codes 33030, 33031, 33032, 33033, 33034, 33035, 33157) have substantial LOMA opportunity. The C-111 and Mowry Canal drainage systems now provide considerably better flood protection than the official flood maps reflect.
Miami Lakes was one of Florida’s first master-planned communities, built in the 1960s–80s with lakes and canals as amenities — and with finished floor elevations carefully engineered above the flood zone. Yet many Miami Lakes properties remain in Zone AE. Neighborhoods including Main Street Miami Lakes, The Greens, Wyndham Lakes, and communities near NW 154th Street and the Miami Lakes Drive corridor (ZIP codes 33014, 33015, 33016, 33018) are strong LOMA candidates with a high success rate.
South Dade’s newer municipalities — Cutler Bay, Palmetto Bay, and Pinecrest — include many subdivisions that were developed with engineered drainage systems and elevated pads. Communities near Old Cutler Road, SW 184th Street (Eureka Drive), Saga Bay, Harbour Lakes, Schooner Bay, and Perrine (ZIP codes 33157, 33158, 33170, 33189) are often in Zone AE but qualify for LOMA removal. Pinecrest’s large-lot, single-family neighborhoods are particularly worth reviewing.
Historic communities near the Coral Gables Waterway, Snapper Creek Canal, and the Bird Road corridor carry Zone AE designations that pre-date the extensive drainage improvements of the 1990s. Neighborhoods including Coconut Grove, South Miami, Coral Gables Business District, Ponce-Davis, Grapeland Heights, and West Flagler (ZIP codes 33133, 33134, 33143, 33144, 33155, 33165) are worth reviewing. Many mid-century homes here have been raised or renovated to heights that far exceed original construction.
Miami • Hialeah • Coral Gables • Miami Gardens • Doral • Kendall • Homestead • Miami Lakes • Cutler Bay • Palmetto Bay • Pinecrest • South Miami • West Miami • Florida City • Opa-locka • North Miami • North Miami Beach • Aventura • Sunny Isles Beach • Bal Harbour • Bay Harbor Islands • Surfside • Miami Beach • Miami Springs • Medley • Virginia Gardens • Sweetwater • Westchester • Flagami • The Hammocks • Kendale Lakes • The Crossings • Country Walk • Princeton • Naranja • Leisure City • Goulds • Perrine • Redland • Hialeah Gardens • El Portal • Biscayne Park • Miami Shores • El Portal • Golden Beach
Free property review. No upfront cost. You pay only when the national flood mapping program officially removes your property from the flood zone.
Serving all of Miami-Dade County — Doral to Homestead, Hialeah to Kendall, Coral Gables to Florida City.