Standard homeowners insurance in South Carolina does not cover flood damage. This is true for every HO-3 policy written by every carrier in the state. If your home floods from a rising river, overwhelmed storm drain, or sustained heavy rain, your homeowners policy will not pay for the damage to your dwelling, personal property, or cleanup costs. You need a separate flood insurance policy.
Many Greenville homeowners believe flooding only happens in coastal areas like Charleston or Myrtle Beach. That is incorrect. Greenville County has significant flood exposure along the Reedy River corridor that runs through downtown Greenville, the Saluda River in the northern part of the county, and the Enoree River to the south. Tributaries and creeks throughout the county create additional flood zones that affect residential neighborhoods, commercial districts, and undeveloped land.
The Morgano Agency Inc at 206B Pine Knoll Dr in Greenville writes both NFIP (National Flood Insurance Program) and private flood insurance policies. As an independent agency, The Morgano Agency can compare NFIP rates against private flood carriers to find the best coverage and price for your specific property and flood zone.
FEMA designates flood zones on Flood Insurance Rate Maps (FIRMs). These maps determine your flood risk and, in many cases, whether your mortgage lender requires you to carry flood insurance. Greenville County's flood zones are concentrated along its three major river systems and their tributaries.
High-risk areas with a 1% annual chance of flooding (100-year floodplain). Base flood elevations are determined. Common along the Reedy River through downtown Greenville, Cleveland Park, and neighborhoods near Falls Park. Mortgage lenders require flood insurance in Zone AE.
High-risk areas where base flood elevations have not been determined. Found along tributaries and smaller creeks throughout Greenville County. Flood insurance is mandatory for federally backed mortgages.
Moderate risk. Areas between the 100-year and 500-year floodplain. Flood insurance is not required by lenders but is recommended. Many of the claims filed in Greenville County come from properties in moderate-risk zones.
Low risk. Areas outside the 500-year floodplain. Flood insurance is not required but is available at preferred rates. Even low-risk properties can flood from overwhelmed storm drains or unusual rainfall events.
The Reedy River runs directly through downtown Greenville, past Falls Park on the Reedy, through Cleveland Park, and south toward Conestee. Properties along the Reedy River corridor in neighborhoods like Overbrook, Hampton-Pinckney, West End, and Sterling sit within or adjacent to the 100-year floodplain. The river has flooded multiple times in recorded history, most recently during heavy rainfall events that overwhelmed the watershed.
The Saluda River forms part of Greenville County's northern boundary and flows through areas near Travelers Rest and northern Greenville. Properties near the Saluda and its tributaries, including the North and Middle Saluda rivers, have flood zone designations that affect homeowners in the Paris Mountain, Cleveland Forest, and northern Wade Hampton areas.
The Enoree River runs through the southern and eastern portions of Greenville County, affecting properties in Mauldin, Simpsonville, and the area between Greenville and Laurens County. Development in the Five Forks area and along Woodruff Road has increased impervious surface area, which can worsen downstream flooding along the Enoree and its tributaries.
The NFIP is a federal program administered by FEMA. It provides flood insurance to property owners in communities that participate in the program. Greenville County participates in the NFIP, which means all property owners in the county are eligible to purchase NFIP flood policies. Coverage limits are $250,000 for the dwelling and $100,000 for personal property (contents). NFIP policies have a standard 30-day waiting period before coverage takes effect, except when purchased in connection with a new mortgage.
NFIP rates changed significantly with Risk Rating 2.0, which FEMA implemented to make flood insurance pricing more equitable. Under Risk Rating 2.0, premiums are based on individual property characteristics including distance to water, flood frequency, cost to rebuild, and the types of flooding the property is exposed to. Some Greenville homeowners saw rate decreases under Risk Rating 2.0 while others saw increases.
Private flood insurance is written by private carriers (not the federal government) and is available as an alternative to NFIP policies. Private flood policies often offer higher coverage limits, broader coverage terms, replacement cost valuation (instead of NFIP's actual cash value for contents), and shorter waiting periods. Some private flood carriers have a 10-day or 14-day waiting period compared to NFIP's 30 days.
The Morgano Agency compares NFIP and private flood options for every Greenville flood insurance client. In some cases, the NFIP policy is more affordable. In others, a private flood policy provides better coverage at a similar or lower premium. The answer depends on your flood zone, property value, and coverage needs.
An elevation certificate is a document prepared by a licensed surveyor that records your property's elevation relative to the base flood elevation (BFE) for your flood zone. If your lowest floor is above the BFE, your flood insurance premium will be lower. If it is below, your premium will be higher. Elevation certificates are required for NFIP rating in Zone AE and can result in significant premium savings if your property sits above the BFE.
The Morgano Agency can review your existing elevation certificate or advise whether obtaining one might reduce your flood insurance premium. For properties in Zone X that are not required to carry flood insurance, an elevation certificate is not needed for rating, but it can document your property's actual risk for your own records.
If your home is valued above the NFIP's $250,000 dwelling limit, excess flood insurance provides additional coverage above the NFIP cap. Many homes in Greenville neighborhoods like Chanticleer, Botany Woods, Parkins Mill, and Verdae exceed the NFIP dwelling limit. Excess flood policies are written by private carriers and sit on top of an underlying NFIP policy. The Morgano Agency writes excess flood policies for Greenville homeowners who need coverage beyond what the NFIP provides.
Use the FEMA Flood Map Service Center to look up your property's flood zone designation. The National Flood Insurance Program (FloodSmart.gov) explains NFIP coverage limits, the 30-day waiting period, and how to purchase federal flood insurance. The SC Department of Insurance maintains a list of private flood insurance carriers authorized to write policies in South Carolina.
Head north on North Main Street through Cherrydale. North Main becomes Wade Hampton Boulevard. Continue 3.5 miles and turn right onto Pine Knoll Dr. The office is at 206B, Suite B.
Take I-385 North to the Wade Hampton Boulevard exit. Head north past Wade Hampton High School and turn right on Pine Knoll Dr. The agency is at 206B.
Take Wade Hampton Boulevard south through Taylors. Pine Knoll Dr is on your left just past Wade Hampton High School. Turn left to 206B.
Take Exit 51 for I-385 South toward Greenville. Exit at Wade Hampton Boulevard, head north, and turn right onto Pine Knoll Dr. The Morgano Agency is at 206B Pine Knoll Dr.
Downtown Greenville • North Main • Augusta Road • West Greenville • Overbrook • Haywood Road • Pelham Road • Woodruff Road • Pleasantburg • Verdae • Cherrydale • Sans Souci • Hampton-Pinckney • Sterling • Parkins Mill • Botany Woods • Chanticleer • Paris Mountain • Pebble Creek • Cleveland Forest • Wade Hampton • West End • Simpsonville • Five Forks • Mauldin • Greer • Taylors • Travelers Rest • Fountain Inn • Easley • Powdersville • Anderson • Spartanburg • Piedmont • Berea • Gantt • Conestee • Williamston
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