Does Glenvar Heights flood?
Glenvar Heights, Kendall, FL · ZIP codes 33155, 33143 and 33156: 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 Glenvar Heights have filed flood claims. About 20% of Glenvar Heights’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 340 claims from the Census block groups that cover Glenvar Heights, from 1979 through 2023. 182 of them received a payment, totaling $3,871,411 (not adjusted for inflation). The busiest years were 2000 (80 claims), 1999 (68 claims), 2005 (66 claims).
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 Glenvar Heights
Neighborhood figures are averages. Our address check looks up the FEMA flood zone and the hurricane evacuation zone at one address, from the same public maps: check if your address is in a flood zone.
Flood zones street by street in Glenvar Heights
The named streets in Glenvar Heights, longest first, with how much of each street’s length inside Glenvar Heights lies in FEMA’s high-risk flood zones (the Special Flood Hazard Area, zones A and V). Length is the part inside Glenvar Heights; 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. 111 shorter streets are not listed.
| Street | Length | In high-risk zones | Main zone |
|---|---|---|---|
| Palmetto Expy | 4.6 mi | 5.7% | X (unshaded, minimal) (94%) |
| State Hwy 878 | 3.9 mi | 0.0% | X (unshaded, minimal) (100%) |
| SW 72nd Ave | 2.8 mi | 0.0% | X (unshaded, minimal) (89%) |
| SW 72nd St | 1.8 mi | 0.0% | X (unshaded, minimal) (100%) |
| SW 80th St | 1.7 mi | 31% | X (unshaded, minimal) (69%) |
| SW 56th St | 1.5 mi | 0.0% | X (unshaded, minimal) (100%) |
| SW 71st Ave | 1.4 mi | 16% | X (unshaded, minimal) (74%) |
| Sunset Dr | 1.4 mi | 6.5% | X (unshaded, minimal) (94%) |
| Miller Dr | 1.3 mi | 0.0% | X (unshaded, minimal) (100%) |
| SW 77th Ave | 1.3 mi | 4.1% | X (unshaded, minimal) (96%) |
| SW 74th Ave | 1.3 mi | 9.8% | X (unshaded, minimal) (90%) |
| SW 69th Ave | 1.2 mi | 20% | X (unshaded, minimal) (80%) |
| SW 82nd St | 1.2 mi | 26% | X (unshaded, minimal) (74%) |
| SW 75th Ave | 1.2 mi | 36% | X (unshaded, minimal) (64%) |
| SW 78th St | 1.2 mi | 49% | X (unshaded, minimal) (51%) |
| SW 82nd Ave | 1.2 mi | 10% | X (unshaded, minimal) (89%) |
| SW 64th St | 1.1 mi | 0.0% | X (unshaded, minimal) (98%) |
| SW 76th Ave | 1.1 mi | 0.0% | X (unshaded, minimal) (100%) |
| SW 79th Ct | 1.1 mi | 0.0% | X (unshaded, minimal) (74%) |
| SW 72nd Ct | 5,010 ft | 0.0% | X (unshaded, minimal) (98%) |
| SW 66th St | 4,830 ft | 7.4% | X (unshaded, minimal) (90%) |
| SW 58th St | 4,300 ft | 0.0% | X (unshaded, minimal) (79%) |
| SW 83rd Ct | 4,180 ft | 33% | X (unshaded, minimal) (63%) |
| SW 68th St | 3,990 ft | 12% | X (unshaded, minimal) (85%) |
| SW 81st St | 3,950 ft | 57% | AH (57%) |
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 October 30, 2026. Each street is clipped to the neighborhood boundary and measured in an equal-area projection. Street lengths are rounded.
Flood zones in Glenvar Heights
Share of Glenvar Heights’s mapped area (about 11.074 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 7 to 10 feet. Effective date of the FIRM panel(s) covering it (12086C0452L, 12086C0454L, 12086C0456L, 12086C0458L): September 11, 2009.
| FEMA zone | Share of area |
|---|---|
| X (unshaded, minimal) | 77% |
| AH | 15% |
| AE | 5.0% |
| X (shaded, 0.2% annual chance) | 3.0% |
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 Glenvar Heights. About 72% of the combined area of those block groups lies inside Glenvar Heights, so the claim figures also reflect some nearby blocks. Only insured properties appear, so these counts understate total flooding.
By decade
| Decade | Claims | Paid |
|---|---|---|
| 1970s | 3 | $1,922 |
| 1980s | 18 | $19,401 |
| 1990s | 137 | $619,760 |
| 2000s | 156 | $3,145,651 |
| 2010s | 23 | $70,197 |
| 2020s | 3 | $14,480 |
By year of loss
Named flood events with the most claims
- Flooding: 92 claims
- Hurricane Irene: 68 claims
- Hurricane Katrina: 55 claims
- Hurricane Andrew: 33 claims
- Hurricane Wilma: 6 claims
FEMA labels some events only as “Flooding”. Claims by the flood zone the property was rated in:
- A/AE/AH/AO (high risk): 263
- X/B/C (moderate or minimal): 76
- Other (D): 1
How much is flood insurance in Glenvar Heights?
The typical National Flood Insurance Program policy on single-family homes in Glenvar Heights costs $1,023 a year: the median of 161 policies that started between August 1, 2025 and July 31, 2026. Half of them cost between $853 and $1,145. 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 October 30, 2026.
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Hurricane evacuation zone
About 76% of Glenvar Heights is in Zone D of Miami-Dade County’s storm surge evacuation zones (Miami-Dade County, Storm Surge Planning Zones (Hurricane Evacuation Zone feature layer)).
| Zone | What the county says it means | Share of Glenvar Heights |
|---|---|---|
| Zone C | at risk of storm surge in a Category 3 and higher hurricane | 4.3% |
| Zone D | at risk of storm surge in a Category 4 and higher hurricane | 76% |
| Zone E | at risk of storm surge in a Category 5 hurricane | 20% |
Miami-Dade County draws these Storm Surge Planning Zones from NHC’s SLOSH storm surge model. The county says that when a storm threatens, each zone, or parts of a zone, is evacuated depending on the hurricane’s track and projected storm surge, independent of the hurricane’s category, and that the zones deal strictly with storm surge, not your flood zone (Miami-Dade County: Storm Surge (Storm Surge Planning Zones)). The zones and NHC’s maps above are separate products, so they do not always line up.
Zones can split a street. Confirm the exact address with the county (Miami-Dade County: Storm Surge (Storm Surge Planning Zones)) and follow official evacuation orders. Miami-Dade County provides this data “as is”; the county says the areas are approximate and not suitable for site-specific decision making.
Before you rent or buy in Glenvar Heights
- 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 Glenvar Heights
Flood maps are only one part of choosing a neighborhood. To compare Glenvar Heights with other Kendall neighborhoods on more than flooding, see Kendall on StrollPlace.
Buyer and renter FAQ
Does Glenvar Heights flood?
Yes. Insured properties in and around Glenvar Heights have filed flood claims. About 20% of Glenvar Heights’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 340 claims from the Census block groups that cover Glenvar Heights, from 1979 through 2023. 182 of them received a payment, totaling $3,871,411 (not adjusted for inflation). The busiest years were 2000 (80 claims), 1999 (68 claims), 2005 (66 claims). Past claims do not predict future flooding, and conditions vary street by street, so check the specific address.
Is Glenvar Heights in a flood zone?
About 20% of Glenvar Heights’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) 77%; AH 15%; AE 5.0%; X (shaded, 0.2% annual chance) 3.0%. The FIRM panel(s) covering it took effect September 11, 2009.
Which streets in Glenvar Heights are in a high-risk flood zone?
Most of the length of SW 81st St lies in FEMA high-risk zones (the Special Flood Hazard Area). Less than 10% of Palmetto Expy, State Hwy 878, SW 72nd Ave, SW 72nd St, SW 56th St, Sunset Dr, Miller Dr and SW 77th Ave does. Zones can change along a street, so check the exact address.
What ZIP code is Glenvar Heights in?
Glenvar Heights is in Kendall, FL. ZIP codes 33155, 33143 and 33156: 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.
Is Glenvar Heights in a hurricane evacuation zone?
About 76% of Glenvar Heights is in Zone D of Miami-Dade County’s storm surge evacuation zones. Check the exact address with the county and follow official orders.
How much is flood insurance in Glenvar Heights?
The typical NFIP flood insurance policy on single-family homes in Glenvar Heights cost $1,023 a year: the median of 161 policies that started between August 1, 2025 and July 31, 2026. Half cost between $853 and $1,145. 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
- Does Kendall flood?
- Does Olympia Heights flood?
- Does Sunset flood?
- Does Westwood Lakes flood?
- Does Kendale Lakes flood?
- Does The Crossings flood?
How these numbers were made
Neighborhood boundary: U.S. Census Bureau, Census Designated Places (TIGERweb): the unincorporated communities around Kendall. Flood zone shares: the neighborhood polygon intersected with FEMA National Flood Hazard Layer (NFHL), Flood Hazard Zones and FIRM Panels, area computed in an equal-area projection; retrieved October 30, 2026. Claims: OpenFEMA NFIP Redacted Claims v3 records for Miami-Dade County (county code 12086), dataset as of September 8, 2026, retrieved October 30, 2026. A 2010 Census block group is counted for a neighborhood when at least 25% of the block group lies inside the neighborhood, or at least 25% of the neighborhood lies inside the block group. Block groups used: 120860077021 (49.9% of the block group is inside Glenvar Heights), 120860077023 (75.0% of the block group is inside Glenvar Heights), 120860076052 (46.7% of the block group is inside Glenvar Heights), 120860076053 (100.0% of the block group is inside Glenvar Heights), 120860076051 (100.0% of the block group is inside Glenvar Heights), 120860076042 (31.2% of the block group is inside Glenvar Heights), 120860076044 (54.0% of the block group is inside Glenvar Heights), 120860077051 (100.0% of the block group is inside Glenvar Heights), 120860077043 (100.0% of the block group is inside Glenvar Heights), 120860077052 (100.0% of the block group is inside Glenvar Heights), 120860077041 (100.0% of the block group is inside Glenvar Heights), 120860077042 (100.0% of the block group is inside Glenvar Heights), 120860077022 (100.0% of the block group is inside Glenvar Heights). 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. Evacuation zones: the polygon intersected with Miami-Dade County’s zone polygons in an equal-area projection; shares below 0.1% are left out. See the methodology.
Sources
- Federal Emergency Management Agency (FEMA), FEMA OpenFEMA Dataset: FIMA NFIP Redacted Claims - v3. Retrieved on October 30, 2026.
- FEMA National Flood Hazard Layer (NFHL), Flood Hazard Zones and FIRM Panels. Retrieved on October 30, 2026.
- U.S. Census Bureau, Census Designated Places (TIGERweb): the unincorporated communities around Kendall.
- U.S. Census Bureau TIGERweb, 2010 Census Block Groups.
- 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.
- Miami-Dade County, Storm Surge Planning Zones (Hurricane Evacuation Zone feature layer) (retrieved October 30, 2026).
- Miami-Dade County: Storm Surge (Storm Surge Planning Zones).
- FEMA OpenFEMA Dataset: FIMA NFIP Redacted Policies - v3.
- U.S. Census Bureau TIGERweb, Transportation (primary, secondary and local roads).
Data as of September 8, 2026 (FEMA claims) and October 30, 2026 (flood zones); hazard data computed October 30, 2026. Page last updated October 30, 2026.