Does Westwood Lakes flood?
Westwood Lakes, Kendall, FL · ZIP code 33165: the ZIP code on 273 of the 277 flood insurance claims counted here. ZIP codes do not follow neighborhood lines.
Yes. Insured properties in and around Westwood Lakes have filed flood claims. About 21% of Westwood Lakes’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 277 claims from the Census block groups that cover Westwood Lakes, from 1981 through 2017. 118 of them received a payment, totaling $666,038 (not adjusted for inflation). The busiest years were 1999 (87 claims), 2000 (58 claims), 2005 (49 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 Westwood Lakes
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 Westwood Lakes
The named streets in Westwood Lakes, longest first, with how much of each street’s length inside Westwood Lakes lies in FEMA’s high-risk flood zones (the Special Flood Hazard Area, zones A and V). Length is the part inside Westwood Lakes; 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. 43 shorter streets are not listed.
| Street | Length | In high-risk zones | Main zone |
|---|---|---|---|
| SW 40th St | 1.6 mi | 0.0% | X (unshaded, minimal) (70%) |
| SW 117th Ave | 1.3 mi | 34% | X (unshaded, minimal) (66%) |
| Florida Tpke Exd | 1.2 mi | 1.2% | X (unshaded, minimal) (99%) |
| SW 112th Ave | 1.2 mi | 5.8% | X (unshaded, minimal) (94%) |
| SW 107th Ave | 1.2 mi | 43% | X (unshaded, minimal) (57%) |
| SW 48th St | 1.0 mi | 28% | X (unshaded, minimal) (54%) |
| SW 55th St | 1.0 mi | 44% | X (unshaded, minimal) (46%) |
| SW 47th Ter | 5,210 ft | 92% | AH (91%) |
| SW 104th Ave | 4,980 ft | 0.0% | X (shaded, 0.2% annual chance) (58%) |
| SW 40th Ter | 4,920 ft | 0.0% | X (unshaded, minimal) (93%) |
| SW 43rd Ter | 4,900 ft | 14% | X (unshaded, minimal) (86%) |
| SW 106th Ave | 4,820 ft | 28% | X (shaded, 0.2% annual chance) (58%) |
| SW 41st Ter | 4,820 ft | 0.0% | X (unshaded, minimal) (84%) |
| SW 42nd St | 4,780 ft | 0.0% | X (unshaded, minimal) (92%) |
| SW 43rd St | 4,770 ft | 13% | X (unshaded, minimal) (64%) |
| Miller Rd | 4,720 ft | 27% | X (shaded, 0.2% annual chance) (48%) |
| SW 56th St | 4,720 ft | 27% | X (shaded, 0.2% annual chance) (48%) |
| SW 42nd Ter | 4,430 ft | 17% | X (unshaded, minimal) (71%) |
| SW 47th St | 4,350 ft | 17% | X (unshaded, minimal) (75%) |
| SW 52nd Ter | 4,230 ft | 47% | AH (47%) |
| SW 115th Ave | 4,100 ft | 29% | X (unshaded, minimal) (71%) |
| SW 112th Ct | 4,040 ft | 16% | X (unshaded, minimal) (84%) |
| SW 116th Ave | 4,010 ft | 23% | X (unshaded, minimal) (77%) |
| SW 46th St | 3,890 ft | 19% | X (unshaded, minimal) (72%) |
| SW 102nd Ct | 3,570 ft | 22% | X (shaded, 0.2% annual chance) (64%) |
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 Westwood Lakes
Share of Westwood Lakes’s mapped area (about 4.676 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 (12086C0432L, 12086C0434L, 12086C0451L, 12086C0453L): September 11, 2009.
| FEMA zone | Share of area |
|---|---|
| X (unshaded, minimal) | 68% |
| X (shaded, 0.2% annual chance) | 12% |
| AE | 12% |
| AH | 9.2% |
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 Westwood Lakes. About 100% of the combined area of those block groups lies inside Westwood Lakes. Only insured properties appear, so these counts understate total flooding.
By decade
| Decade | Claims | Paid |
|---|---|---|
| 1980s | 8 | $5,703 |
| 1990s | 152 | $262,962 |
| 2000s | 115 | $387,374 |
| 2010s | 2 | $10,000 |
By year of loss
Named flood events with the most claims
- Hurricane Irene: 84 claims
- Flooding: 59 claims
- Hurricane Andrew: 46 claims
- Hurricane Katrina: 36 claims
- Hurricane Wilma: 11 claims
FEMA labels some events only as “Flooding”. Claims by the flood zone the property was rated in:
- A/AE/AH/AO (high risk): 265
- X/B/C (moderate or minimal): 12
How much is flood insurance in Westwood Lakes?
The typical National Flood Insurance Program policy on single-family homes in Westwood Lakes costs $804 a year: the median of 171 policies that started between August 1, 2025 and July 31, 2026. Half of them cost between $697 and $928. 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
All of Westwood Lakes 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 Westwood Lakes |
|---|---|---|
| Zone D | at risk of storm surge in a Category 4 and higher hurricane | 100% |
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 Westwood Lakes
- 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 Westwood Lakes
Flood maps are only one part of choosing a neighborhood. To compare Westwood Lakes with other Kendall neighborhoods on more than flooding, see Kendall on StrollPlace.
Buyer and renter FAQ
Does Westwood Lakes flood?
Yes. Insured properties in and around Westwood Lakes have filed flood claims. About 21% of Westwood Lakes’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 277 claims from the Census block groups that cover Westwood Lakes, from 1981 through 2017. 118 of them received a payment, totaling $666,038 (not adjusted for inflation). The busiest years were 1999 (87 claims), 2000 (58 claims), 2005 (49 claims). Past claims do not predict future flooding, and conditions vary street by street, so check the specific address.
Is Westwood Lakes in a flood zone?
About 21% of Westwood Lakes’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) 68%; X (shaded, 0.2% annual chance) 12%; AE 12%; AH 9.2%. The FIRM panel(s) covering it took effect September 11, 2009.
Which streets in Westwood Lakes are in a high-risk flood zone?
Most of the length of SW 47th Ter lies in FEMA high-risk zones (the Special Flood Hazard Area). Less than 10% of SW 40th St, Florida Tpke Exd, SW 112th Ave, SW 104th Ave, SW 40th Ter, SW 41st Ter and SW 42nd St does. Zones can change along a street, so check the exact address.
What ZIP code is Westwood Lakes in?
Westwood Lakes is in Kendall, FL. ZIP code 33165: the ZIP code on 273 of the 277 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 Westwood Lakes in a hurricane evacuation zone?
All of Westwood Lakes 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 Westwood Lakes?
The typical NFIP flood insurance policy on single-family homes in Westwood Lakes cost $804 a year: the median of 171 policies that started between August 1, 2025 and July 31, 2026. Half cost between $697 and $928. 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 flood?
- Does Olympia Heights flood?
- Does Sunset flood?
- Does Glenvar Heights 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: 120860087021 (100.0% of the block group is inside Westwood Lakes), 120860087024 (100.0% of the block group is inside Westwood Lakes), 120860087022 (100.0% of the block group is inside Westwood Lakes), 120860087011 (100.0% of the block group is inside Westwood Lakes), 120860087023 (100.0% of the block group is inside Westwood Lakes), 120860087013 (100.0% of the block group is inside Westwood Lakes), 120860087014 (100.0% of the block group is inside Westwood Lakes), 120860087012 (100.0% of the block group is inside Westwood Lakes). 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.