Does Historic Downtown flood?
Historic Downtown, Wilmington, NC · ZIP codes 28401 and 28403: the ZIP codes on most of the flood insurance claims counted here. ZIP codes do not follow neighborhood lines.
Yes. Insured properties in and around Historic Downtown have filed flood claims. About 18% of Historic Downtown’s mapped area is inside FEMA’s Special Flood Hazard Area; the rest is in moderate or minimal-hazard Zone X. NFIP flood insurance records list 63 claims from the Census block groups that cover Historic Downtown, from 1983 through 2020. 37 of them received a payment, totaling $1,194,291 (not adjusted for inflation). The busiest years were 2018 (17 claims), 1996 (13 claims), 2006 (8 claims).
What this page counts as Historic Downtown
We could not find an openly licensed official boundary for Historic Downtown, so this page uses a census-based area. For this page, Historic Downtown means the 2010 Census block groups whose center lies inside the National Register of Historic Places boundary of the Wilmington Historic and Archeological District and Wilmington Historic District (Boundary Increase) (National Park Service) and inside the Wilmington city limits (U.S. Census Bureau). Historic Downtown here is the National Register's Wilmington Historic District with its boundary increase. Every number below is for exactly those block groups (listed in “How these numbers were made”), so the edges are approximate and may include or leave out a few blocks people would call Historic Downtown. Sources: U.S. Census Bureau TIGERweb, 2010 Census Block Groups, National Park Service, National Register of Historic Places boundaries (NRHP polygons) and U.S. Geological Survey, Geographic Names Information System (GNIS) domestic names.
Past claims do not predict future flooding, and a neighborhood figure cannot tell you about one building. Look up the exact address on the FEMA Flood Map Service Center and get flood insurance quotes before you sign a lease or a contract.
Check a specific address in Historic Downtown
Neighborhood figures are averages. Our address check looks up the FEMA flood zone at one address, from the same public maps: check if your address is in a flood zone.
Flood zones street by street in Historic Downtown
The named streets in Historic Downtown, longest first, with how much of each street’s length inside Historic Downtown lies in FEMA’s high-risk flood zones (the Special Flood Hazard Area, zones A and V). Length is the part inside Historic Downtown; the main zone is the FEMA zone covering most of that length. A street can cross several zones, so the zone at one address can differ from the street’s main zone: check the address above for that. 47 shorter streets are not listed.
| Street | Length | In high-risk zones | Main zone |
|---|---|---|---|
| S 5th St | 2.5 mi | 0.0% | X (unshaded, minimal) (100%) |
| S 3rd St | 2.2 mi | 0.0% | X (unshaded, minimal) (100%) |
| Market St | 1.8 mi | 1.8% | X (unshaded, minimal) (97%) |
| S 6th St | 1.2 mi | 0.0% | X (unshaded, minimal) (100%) |
| S 4th St | 1.2 mi | 0.0% | X (unshaded, minimal) (100%) |
| S 7th St | 1.2 mi | 0.0% | X (unshaded, minimal) (100%) |
| S 8th St | 1.2 mi | 0.0% | X (unshaded, minimal) (100%) |
| Grace St | 1.1 mi | 10% | X (unshaded, minimal) (88%) |
| Princess St | 1.1 mi | 2.4% | X (unshaded, minimal) (97%) |
| Chestnut St | 1.1 mi | 5.7% | X (unshaded, minimal) (93%) |
| N 3rd St | 1.0 mi | 0.0% | X (unshaded, minimal) (100%) |
| Ann St | 5,170 ft | 3.5% | X (unshaded, minimal) (96%) |
| N Front St | 5,110 ft | 2.7% | X (unshaded, minimal) (96%) |
| Dock St | 5,060 ft | 7.8% | X (unshaded, minimal) (91%) |
| Orange St | 5,030 ft | 1.7% | X (unshaded, minimal) (98%) |
| Walnut St | 4,800 ft | 4.4% | X (unshaded, minimal) (86%) |
| N 5th St | 4,110 ft | 0.0% | X (unshaded, minimal) (100%) |
| Queen St | 4,010 ft | 0.0% | X (unshaded, minimal) (100%) |
| Castle St | 4,000 ft | 0.0% | X (unshaded, minimal) (100%) |
| Red Cross St | 3,420 ft | 12% | X (unshaded, minimal) (88%) |
| N 2nd St | 3,360 ft | 0.0% | X (unshaded, minimal) (100%) |
| S 10th St | 3,270 ft | 0.0% | X (unshaded, minimal) (100%) |
| S 11th St | 3,260 ft | 0.0% | X (unshaded, minimal) (100%) |
| Nun St | 3,250 ft | 2.6% | X (unshaded, minimal) (97%) |
| Church St | 3,210 ft | 0.0% | X (unshaded, minimal) (100%) |
Streets: U.S. Census Bureau TIGERweb, Transportation (primary, secondary and local roads). Flood zones: FEMA National Flood Hazard Layer (NFHL), Flood Hazard Zones and FIRM Panels, retrieved November 6, 2026. Each street is clipped to the area boundary and measured in an equal-area projection. Street lengths are rounded.
Flood zones in Historic Downtown
Share of Historic Downtown’s mapped area (about 4.043 km²) in each FEMA flood zone, from FEMA National Flood Hazard Layer (NFHL), Flood Hazard Zones and FIRM Panels. Mapped base flood elevations inside the neighborhood range from 9 to 9 feet. Effective date of the FIRM panel(s) covering it (3720311700L, 3720311800L, 3720312700K, 3720312800K): August 28, 2018.
| FEMA zone | Share of area |
|---|---|
| X (unshaded, minimal) | 81% |
| AE | 18% |
| X (shaded, 0.2% annual chance) | 1.2% |
What the zones mean
- Zone AE (and A, AH, AO)
- High-risk: part of the Special Flood Hazard Area (SFHA), the area FEMA maps as having a 1-percent chance of flooding in any given year (the “100-year” or base flood). AE areas have a mapped base flood elevation.
- Zone VE (and V)
- High-risk coastal areas, also in the SFHA, where the base flood is expected to bring additional hazards from storm waves.
- Zone X (shaded)
- Moderate hazard: between the limits of the 1-percent and the 0.2-percent-annual-chance (“500-year”) flood.
- Zone X (unshaded)
- Minimal hazard: outside the SFHA and higher than the 0.2-percent-annual-chance flood elevation. Minimal is not zero: flood claims are filed from X zones too.
Source: FEMA Glossary: Flood Zones.
Flood insurance claims over time
Claims filed under the National Flood Insurance Program (NFIP) from the 2010 Census block groups that cover Historic Downtown. This area is made of whole block groups, so every claim counted here comes from inside it. Only insured properties appear, so these counts understate total flooding.
By decade
| Decade | Claims | Paid |
|---|---|---|
| 1980s | 3 | $850 |
| 1990s | 21 | $131,007 |
| 2000s | 13 | $58,537 |
| 2010s | 21 | $652,437 |
| 2020s | 5 | $351,461 |
By year of loss
Named flood events with the most claims
- Hurricane Florence: 17 claims
- Hurricane Fran: 11 claims
- Hurricane Floyd: 5 claims
- Hurricane Isaias: 5 claims
- Hurricane Bertha: 2 claims
FEMA labels some events only as “Flooding”. Claims by the flood zone the property was rated in:
- A/AE/AH/AO (high risk): 40
- X/B/C (moderate or minimal): 23
How much is flood insurance in Historic Downtown?
The typical National Flood Insurance Program policy on single-family homes in Historic Downtown costs $970 a year: the median of 59 policies that started between September 1, 2025 and August 31, 2026. Half of them cost between $649 and $1,633. That is the full amount paid for the year, the premium plus FEMA’s fees and surcharges, and every one of these policies is priced under Risk Rating 2.0. A quote for one building can be far from this: its elevation, foundation, age, coverage and deductible all change the price. Private flood insurance is not included.
Source: FEMA OpenFEMA Dataset: FIMA NFIP Redacted Policies - v3, computed November 6, 2026.
Why home insurance costs what it does in Historic Downtown
This section is educational and is not insurance advice.
Flood insurance
ZIP codes do not follow neighborhood lines. These are the ZIP codes on at least 5% of the flood claims counted for Historic Downtown, within 10 km of it.
- ZIP code 28401: the median National Flood Insurance Program policy cost for single-family homes was $800 a year, the middle of 272 policies that started between September 1, 2025 and August 31, 2026. Half of them cost between $622 and $1,082. These policies are priced under Risk Rating 2.0.
- ZIP code 28401: NFIP records list 172 flood claims with a loss year from 1980 through 2021. The claims dataset is as of September 8, 2026.
- ZIP code 28403: the median National Flood Insurance Program policy cost for single-family homes was $1,149 a year, the middle of 714 policies that started between September 1, 2025 and August 31, 2026. Half of them cost between $852 and $1,434. These policies are priced under Risk Rating 2.0.
- ZIP code 28403: NFIP records list 435 flood claims with a loss year from 1979 through 2024. The claims dataset is as of September 8, 2026.
Fire and wind
- USDA Forest Service Wildfire Risk to Communities gives Wilmington, NC a Risk to Homes national percentile rank of 0.800, which its methods call High (above the 70th percentile and below the 90th). That is the city rating, not a rating of Historic Downtown alone. The summary file is dated April 15, 2026.
What to ask your agent
- Ask the agent how old the roof is.
- Ask whether a wind-mitigation discount is available for this house.
- Ask how flood coverage differs from the homeowners policy. A standard homeowners policy does not cover flood. Flood coverage is a separate policy.
- Ask whether the policy has a separate hurricane or windstorm deductible, and how that deductible is calculated.
- Ask when coverage would start. A new National Flood Insurance Program policy generally takes effect 30 days after purchase.
Flood coverage and the 30-day wait: FEMA fact sheet, Jan. 21, 2025; 44 CFR 61.11.
What do NFIP records show for flood insurance in Historic Downtown?
ZIP code 28401: the median National Flood Insurance Program policy cost for single-family homes was $800 a year, the middle of 272 policies that started between September 1, 2025 and August 31, 2026. Half of them cost between $622 and $1,082. These policies are priced under Risk Rating 2.0. ZIP code 28401: NFIP records list 172 flood claims with a loss year from 1980 through 2021. The claims dataset is as of September 8, 2026. ZIP code 28403: the median National Flood Insurance Program policy cost for single-family homes was $1,149 a year, the middle of 714 policies that started between September 1, 2025 and August 31, 2026. Half of them cost between $852 and $1,434. These policies are priced under Risk Rating 2.0. ZIP code 28403: NFIP records list 435 flood claims with a loss year from 1979 through 2024. The claims dataset is as of September 8, 2026.
What do public fire and wind records show for Historic Downtown?
USDA Forest Service Wildfire Risk to Communities gives Wilmington, NC a Risk to Homes national percentile rank of 0.800, which its methods call High (above the 70th percentile and below the 90th). That is the city rating, not a rating of Historic Downtown alone. The summary file is dated April 15, 2026.
What should I ask an insurance agent about a home in Historic Downtown?
Ask the agent how old the roof is. Ask whether a wind-mitigation discount is available for this house. Ask how flood coverage differs from the homeowners policy. A standard homeowners policy does not cover flood. Flood coverage is a separate policy. Ask whether the policy has a separate hurricane or windstorm deductible, and how that deductible is calculated. Ask when coverage would start. A new National Flood Insurance Program policy generally takes effect 30 days after purchase.
Sources: OpenFEMA NFIP Redacted Policies v3; OpenFEMA NFIP Redacted Claims v3; USDA Forest Service, Wildfire Risk to Communities, community summaries; Wildfire Risk to Communities methods.
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Before you rent or buy in Historic Downtown
- Look up the exact address on the FEMA Flood Map Service Center; a neighborhood can mix high-risk and minimal-hazard zones.
- Ask the landlord or seller about past flooding and flood insurance claims at the property.
- Get a flood insurance quote early: new NFIP policies usually take 30 days to start (FloodSmart (NFIP): Buy a Flood Insurance Policy).
- Ask which floor the unit is on and where parking, storage and mechanical equipment sit.
Living in Historic Downtown
Flood maps are only one part of choosing a neighborhood. To compare Historic Downtown with other Wilmington neighborhoods on more than flooding, see Wilmington on StrollPlace.
Buyer and renter FAQ
Does Historic Downtown flood?
Yes. Insured properties in and around Historic Downtown have filed flood claims. About 18% of Historic Downtown’s mapped area is inside FEMA’s Special Flood Hazard Area; the rest is in moderate or minimal-hazard Zone X. NFIP flood insurance records list 63 claims from the Census block groups that cover Historic Downtown, from 1983 through 2020. 37 of them received a payment, totaling $1,194,291 (not adjusted for inflation). The busiest years were 2018 (17 claims), 1996 (13 claims), 2006 (8 claims). Past claims do not predict future flooding, and conditions vary street by street, so check the specific address.
Is Historic Downtown in a flood zone?
About 18% of Historic Downtown’s mapped area is inside FEMA’s Special Flood Hazard Area; the rest is in moderate or minimal-hazard Zone X. Shares by zone: X (unshaded, minimal) 81%; AE 18%; X (shaded, 0.2% annual chance) 1.2%. The FIRM panel(s) covering it took effect August 28, 2018.
Which streets in Historic Downtown are in a high-risk flood zone?
No street listed here has most of its length in FEMA high-risk zones. Less than 10% of S 5th St, S 3rd St, Market St, S 6th St, S 4th St, S 7th St, S 8th St and Princess St does. Zones can change along a street, so check the exact address.
What ZIP code is Historic Downtown in?
Historic Downtown is in Wilmington, NC. ZIP codes 28401 and 28403: the ZIP codes on most of the flood insurance claims counted here. ZIP codes do not follow neighborhood lines. Check the specific address for its own flood zone.
Do renters need flood insurance?
Standard renters policies usually do not cover flood. Renters in a community that participates in the NFIP can buy contents-only flood coverage, up to $100,000 for belongings.
How long does a new flood policy take to start?
A new NFIP policy generally takes effect 30 days after purchase. Exceptions include no wait when the policy is bought while making, increasing, extending or renewing a mortgage, and a one-day wait in a newly designated high-risk zone within 12 months of the map change.
How much coverage can NFIP provide?
For a one-to-four family home, NFIP building coverage goes up to $250,000 and contents coverage up to $100,000. You can buy flood insurance even if you are not in a high-risk zone, as long as your community participates in the NFIP.
How much is flood insurance in Historic Downtown?
The typical NFIP flood insurance policy on single-family homes in Historic Downtown cost $970 a year: the median of 59 policies that started between September 1, 2025 and August 31, 2026. Half cost between $649 and $1,633. One building’s quote can be far from this; its elevation, foundation, age, coverage and deductible all change the price.
FAQ sources: FloodSmart (NFIP): Buy a Flood Insurance Policy; FEMA Fact Sheet: Think you don’t need flood insurance? Think again (Jan. 21, 2025); 44 CFR 61.11, Effective date and time of coverage.
Nearby neighborhoods
- Carolina Place
- Westbrook-Ardmore
- Lake Forest
- Delgado
- Love Grove
- Does Princess Place flood?
How these numbers were made
Area: the census-based definition above, using U.S. Census Bureau TIGERweb, 2010 Census Block Groups, National Park Service, National Register of Historic Places boundaries (NRHP polygons) and U.S. Geological Survey, Geographic Names Information System (GNIS) domestic names. Flood zone shares: the area polygon intersected with FEMA National Flood Hazard Layer (NFHL), Flood Hazard Zones and FIRM Panels, area computed in an equal-area projection; retrieved November 6, 2026. Claims: OpenFEMA NFIP Redacted Claims v3 records for New Hanover County (county code 37129), dataset as of September 8, 2026, retrieved November 6, 2026. Claims are counted for exactly the block groups that make up the area. Block groups used: 371290112002, 371290112003, 371290113001, 371290101002, 371290101003, 371290111001, 371290112001. Neighboring pages can share a block group, so their counts can overlap. Paid totals add building, contents and Increased Cost of Compliance payments and are not adjusted for inflation; a claim whose FEMA record shows a negative payment (an adjustment) counts as zero. See the methodology.
Sources
- Federal Emergency Management Agency (FEMA), FEMA OpenFEMA Dataset: FIMA NFIP Redacted Claims - v3. Retrieved on November 6, 2026.
- FEMA National Flood Hazard Layer (NFHL), Flood Hazard Zones and FIRM Panels. Retrieved on November 6, 2026.
- U.S. Census Bureau TIGERweb, 2010 Census Block Groups, National Park Service, National Register of Historic Places boundaries (NRHP polygons) and U.S. Geological Survey, Geographic Names Information System (GNIS) domestic names.
- FEMA Glossary: Flood Zones.
- FloodSmart (NFIP): Buy a Flood Insurance Policy.
- FEMA Fact Sheet: Think you don’t need flood insurance? Think again (Jan. 21, 2025).
- 44 CFR 61.11, Effective date and time of coverage.
- OpenFEMA Terms and Conditions.
- FEMA OpenFEMA Dataset: FIMA NFIP Redacted Policies - v3.
- OpenFEMA NFIP Redacted Policies v3.
- OpenFEMA NFIP Redacted Claims v3.
- USDA Forest Service, Wildfire Risk to Communities, community summaries.
- Wildfire Risk to Communities methods.
- U.S. Census Bureau TIGERweb, Transportation (primary, secondary and local roads).
Data as of September 8, 2026 (FEMA claims) and November 6, 2026 (flood zones). Page last updated November 6, 2026.