Does The Hammocks flood?
The Hammocks, Kendall, FL · ZIP codes 33186 and 33196: 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 The Hammocks have filed flood claims. About 64% of The Hammocks’s mapped area is inside FEMA’s Special Flood Hazard Area (high-risk zones such as AE). NFIP flood insurance records list 2,283 claims from the Census block groups that cover The Hammocks, from 1981 through 2022. 1,375 of them received a payment, totaling $11,284,187 (not adjusted for inflation). The busiest years were 1999 (935 claims), 2000 (568 claims), 2005 (362 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 The Hammocks
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 The Hammocks
The named streets in The Hammocks, longest first, with how much of each street’s length inside The Hammocks lies in FEMA’s high-risk flood zones (the Special Flood Hazard Area, zones A and V). Length is the part inside The Hammocks; 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. 202 shorter streets are not listed.
| Street | Length | In high-risk zones | Main zone |
|---|---|---|---|
| SW 96th St | 3.6 mi | 60% | AH (60%) |
| SW 104th St | 3.3 mi | 31% | X (unshaded, minimal) (69%) |
| SW 112th St | 2.6 mi | 35% | X (unshaded, minimal) (65%) |
| Hammocks Blvd | 2.6 mi | 3.5% | X (unshaded, minimal) (96%) |
| SW 157th Ave | 2.2 mi | 30% | X (unshaded, minimal) (70%) |
| SW 142nd Ave | 2.2 mi | 78% | AH (78%) |
| SW 147th Ave | 2.1 mi | 27% | X (unshaded, minimal) (73%) |
| SW 88th St | 1.9 mi | 0.0% | X (unshaded, minimal) (100%) |
| SW 162nd Ave | 1.6 mi | 67% | AH (67%) |
| SW 97th Ter | 1.5 mi | 59% | AH (59%) |
| SW 96th Ter | 1.4 mi | 53% | AH (53%) |
| SW 93rd St | 1.3 mi | 60% | AH (60%) |
| SW 92nd St | 1.2 mi | 64% | AH (64%) |
| SW 112th Ter | 1.2 mi | 48% | X (unshaded, minimal) (52%) |
| SW 120th St | 1.1 mi | 54% | AH (54%) |
| SW 90th Ter | 1.1 mi | 72% | AH (72%) |
| SW 143rd Ct | 1.1 mi | 57% | AH (57%) |
| SW 167th Ave | 1.1 mi | 44% | X (unshaded, minimal) (56%) |
| SW 138th Pl | 1.0 mi | 100% | AH (100%) |
| SW 146th Pl | 1.0 mi | 38% | X (unshaded, minimal) (62%) |
| SW 108th St | 1.0 mi | 70% | AH (70%) |
| SW 115th Ter | 5,160 ft | 48% | X (unshaded, minimal) (52%) |
| SW 146th Ct | 4,990 ft | 38% | X (unshaded, minimal) (62%) |
| SW 114th Ter | 4,970 ft | 39% | X (unshaded, minimal) (61%) |
| SW 137th Ave | 4,960 ft | 29% | X (unshaded, minimal) (71%) |
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 29, 2026. Each street is clipped to the neighborhood boundary and measured in an equal-area projection. Street lengths are rounded.
Flood zones in The Hammocks
Share of The Hammocks’s mapped area (about 20.984 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 8 to 9 feet. Effective date of the FIRM panel(s) covering it (12086C0430L, 12086C0437L, 12086C0439L, 12086C0440L, 12086C0441L, 12086C0443L): September 11, 2009.
| FEMA zone | Share of area |
|---|---|
| AH | 61% |
| X (unshaded, minimal) | 36% |
| AE | 3.7% |
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 The Hammocks. About 79% of the combined area of those block groups lies inside The Hammocks, so the claim figures also reflect some nearby blocks. Only insured properties appear, so these counts understate total flooding.
By decade
| Decade | Claims | Paid |
|---|---|---|
| 1980s | 20 | $9,500 |
| 1990s | 1,202 | $4,816,078 |
| 2000s | 988 | $6,178,393 |
| 2010s | 70 | $277,069 |
| 2020s | 3 | $3,146 |
By year of loss
Named flood events with the most claims
- Hurricane Irene: 896 claims
- Flooding: 575 claims
- Hurricane Katrina: 270 claims
- Hurricane Andrew: 174 claims
- Hurricane Wilma: 52 claims
FEMA labels some events only as “Flooding”. Claims by the flood zone the property was rated in:
- A/AE/AH/AO (high risk): 2,252
- X/B/C (moderate or minimal): 26
- Not reported: 5
How much is flood insurance in The Hammocks?
The typical National Flood Insurance Program policy on single-family homes in The Hammocks costs $983 a year: the median of 1,816 policies that started between August 1, 2025 and July 31, 2026. Half of them cost between $833 and $1,132. 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 29, 2026.
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Before you rent or buy in The Hammocks
- 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 The Hammocks
Flood maps are only one part of choosing a neighborhood. To compare The Hammocks with other Kendall neighborhoods on more than flooding, see Kendall on StrollPlace.
Buyer and renter FAQ
Does The Hammocks flood?
Yes. Insured properties in and around The Hammocks have filed flood claims. About 64% of The Hammocks’s mapped area is inside FEMA’s Special Flood Hazard Area (high-risk zones such as AE). NFIP flood insurance records list 2,283 claims from the Census block groups that cover The Hammocks, from 1981 through 2022. 1,375 of them received a payment, totaling $11,284,187 (not adjusted for inflation). The busiest years were 1999 (935 claims), 2000 (568 claims), 2005 (362 claims). Past claims do not predict future flooding, and conditions vary street by street, so check the specific address.
Is The Hammocks in a flood zone?
About 64% of The Hammocks’s mapped area is inside FEMA’s Special Flood Hazard Area (high-risk zones such as AE). Shares by zone: AH 61%; X (unshaded, minimal) 36%; AE 3.7%. The FIRM panel(s) covering it took effect September 11, 2009.
Which streets in The Hammocks are in a high-risk flood zone?
Most of the length of SW 96th St, SW 142nd Ave, SW 162nd Ave, SW 97th Ter, SW 96th Ter, SW 93rd St, SW 92nd St, SW 120th St, SW 90th Ter, SW 143rd Ct, SW 138th Pl and SW 108th St lies in FEMA high-risk zones (the Special Flood Hazard Area). Less than 10% of Hammocks Blvd and SW 88th St does. Zones can change along a street, so check the exact address.
What ZIP code is The Hammocks in?
The Hammocks is in Kendall, FL. ZIP codes 33186 and 33196: 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 The Hammocks?
The typical NFIP flood insurance policy on single-family homes in The Hammocks cost $983 a year: the median of 1,816 policies that started between August 1, 2025 and July 31, 2026. Half cost between $833 and $1,132. 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 Kendale Lakes flood?
- Does Kendall West flood?
- Does The Crossings flood?
- Does Three Lakes flood?
- Does Country Walk flood?
- Does Kendall 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 29, 2026. Claims: OpenFEMA NFIP Redacted Claims v3 records for Miami-Dade County (county code 12086), dataset as of September 8, 2026, retrieved October 29, 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: 120860183004 (100.0% of the block group is inside The Hammocks), 120860186005 (100.0% of the block group is inside The Hammocks), 120860181001 (100.0% of the block group is inside The Hammocks), 120860180003 (59.3% of the block group is inside The Hammocks), 120860188001 (100.0% of the block group is inside The Hammocks), 120860188003 (100.0% of the block group is inside The Hammocks), 120860185002 (100.0% of the block group is inside The Hammocks), 120860185003 (100.0% of the block group is inside The Hammocks), 120860184001 (100.0% of the block group is inside The Hammocks), 120860185001 (100.0% of the block group is inside The Hammocks), 120860184003 (100.0% of the block group is inside The Hammocks), 120860181002 (100.0% of the block group is inside The Hammocks), 120860183002 (100.0% of the block group is inside The Hammocks), 120860188002 (100.0% of the block group is inside The Hammocks), 120860186001 (100.0% of the block group is inside The Hammocks), 120860181003 (100.0% of the block group is inside The Hammocks), 120860186002 (100.0% of the block group is inside The Hammocks), 120860186004 (100.0% of the block group is inside The Hammocks), 120860186003 (100.0% of the block group is inside The Hammocks), 120860187002 (100.0% of the block group is inside The Hammocks), 120860186006 (100.0% of the block group is inside The Hammocks), 120860182001 (53.8% of the block group is inside The Hammocks), 120860101931 (100.0% of the block group is inside The Hammocks), 120860187003 (100.0% of the block group is inside The Hammocks), 120860183003 (100.0% of the block group is inside The Hammocks), 120860187001 (100.0% of the block group is inside The Hammocks), 120860183001 (100.0% of the block group is inside The Hammocks), 120860184002 (100.0% of the block group is inside The Hammocks), 120860180001 (100.0% of the block group is inside The Hammocks), 120860180002 (100.0% of the block group is inside The Hammocks). 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 October 29, 2026.
- FEMA National Flood Hazard Layer (NFHL), Flood Hazard Zones and FIRM Panels. Retrieved on October 29, 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.
- 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 29, 2026 (flood zones). Page last updated October 29, 2026.