Does South Shore Village flood?
South Shore Village, League City, TX · ZIP codes 77565 and 77573: 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 South Shore Village have filed flood claims. About 60% of South Shore Village’s mapped area is inside FEMA’s Special Flood Hazard Area (high-risk zones such as AE). NFIP flood insurance records list 181 claims from the Census block groups that cover South Shore Village, from 1979 through 2021. 119 of them received a payment, totaling $5,237,180 (not adjusted for inflation). The busiest years were 2008 (69 claims), 2017 (30 claims), 1989 (22 claims).
What this page counts as South Shore Village
We could not find an openly licensed official boundary for South Shore Village, so this page uses a census-based area. For this page, South Shore Village means the 2010 Census block groups whose center lies within 1.6 km (1.0 miles) of the U.S. Geological Survey (GNIS) map point for South Shore Village (feature 2472646) and inside the League City city limits (U.S. Census Bureau), each block group going to the nearest of the places we cover. 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 South Shore Village. Sources: U.S. Census Bureau TIGERweb, 2010 Census Block Groups 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 South Shore Village
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 South Shore Village
The named streets in South Shore Village, longest first, with how much of each street’s length inside South Shore Village lies in FEMA’s high-risk flood zones (the Special Flood Hazard Area, zones A and V). Length is the part inside South Shore Village; 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 |
|---|---|---|---|
| FM 518 E | 1.5 mi | 27% | X (shaded, 0.2% annual chance) (59%) |
| S Shore Blvd | 1.5 mi | 1.3% | X (shaded, 0.2% annual chance) (89%) |
| Marina Bay Dr | 1.4 mi | 100% | AE (100%) |
| FM 518 | 1.3 mi | 66% | AE (66%) |
| S Compass Rose Blvd | 4,250 ft | 94% | AE (94%) |
| Lawrence Rd | 4,180 ft | 100% | AE (100%) |
| Hanson Rd | 3,300 ft | 82% | AE (82%) |
| Barrington Pointe Dr | 2,990 ft | 51% | AE (51%) |
| Bay Spring Dr | 2,300 ft | 0.0% | X (shaded, 0.2% annual chance) (100%) |
| Crescent Bay Dr | 2,260 ft | 0.0% | X (shaded, 0.2% annual chance) (100%) |
| Harbor Park | 1,990 ft | 88% | AE (88%) |
| Tucker Rd | 1,930 ft | 0.0% | X (unshaded, minimal) (100%) |
| S Laguna Pointe Dr | 1,910 ft | 0.0% | X (shaded, 0.2% annual chance) (100%) |
| Summer Haven Dr | 1,890 ft | 0.0% | X (shaded, 0.2% annual chance) (100%) |
| Spinnaker Dr | 1,860 ft | 100% | AE (100%) |
| Sunset Ridge Dr | 1,690 ft | 100% | AE (100%) |
| Crimson Coast Dr | 1,540 ft | 0.0% | X (unshaded, minimal) (65%) |
| Sea Mist Dr | 1,500 ft | 100% | AE (100%) |
| Wood Hollow Dr | 1,440 ft | 0.0% | X (shaded, 0.2% annual chance) (100%) |
| Bayou Bend Dr | 1,360 ft | 100% | AE (100%) |
| Daniel Dror Ave | 1,350 ft | 100% | AE (100%) |
| Pembroke Bay Dr | 1,310 ft | 0.0% | X (shaded, 0.2% annual chance) (100%) |
| Hidden Lake Dr | 1,270 ft | 100% | AE (100%) |
| Lake Point Dr | 1,220 ft | 100% | AE (100%) |
| Cutter Dr | 1,210 ft | 60% | AE (60%) |
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 2, 2026. Each street is clipped to the area boundary and measured in an equal-area projection. Street lengths are rounded.
Flood zones in South Shore Village
Share of South Shore Village’s mapped area (about 4.16 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 13 to 14 feet. Effective date of the FIRM panel(s) covering it (48167C0041G, 48167C0042G, 48167C0043G, 48167C0044G): August 15, 2019.
| FEMA zone | Share of area |
|---|---|
| AE | 60% |
| X (shaded, 0.2% annual chance) | 29% |
| X (unshaded, minimal) | 10% |
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 South Shore Village. 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 |
|---|---|---|
| 1970s | 20 | $228,923 |
| 1980s | 32 | $234,650 |
| 1990s | 10 | $22,766 |
| 2000s | 87 | $4,059,887 |
| 2010s | 31 | $690,953 |
| 2020s | 1 | $0 |
By year of loss
Named flood events with the most claims
- Hurricane Ike: 69 claims
- Hurricane Harvey: 29 claims
- Tropical Storm Allison: 20 claims
- Flooding: 19 claims
- Hurricane Chantel: 12 claims
FEMA labels some events only as “Flooding”. Claims by the flood zone the property was rated in:
- X/B/C (moderate or minimal): 116
- A/AE/AH/AO (high risk): 65
Why home insurance costs what it does in South Shore Village
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 South Shore Village, within 10 km of it.
- ZIP code 77565: the median National Flood Insurance Program policy cost for single-family homes was $1,312 a year, the middle of 1,525 policies that started between September 1, 2025 and August 31, 2026. Half of them cost between $1,094 and $1,897. These policies are priced under Risk Rating 2.0.
- ZIP code 77565: NFIP records list 3,106 flood claims with a loss year from 1978 through 2024. The claims dataset is as of September 8, 2026.
- ZIP code 77573: the median National Flood Insurance Program policy cost for single-family homes was $1,081 a year, the middle of 12,373 policies that started between September 1, 2025 and August 31, 2026. Half of them cost between $892 and $1,233. These policies are priced under Risk Rating 2.0.
- ZIP code 77573: NFIP records list 4,382 flood claims with a loss year from 1978 through 2026. The claims dataset is as of September 8, 2026.
Fire and wind
- USDA Forest Service Wildfire Risk to Communities gives League City, TX a Risk to Homes national percentile rank of 0.790, which its methods call High (above the 70th percentile and below the 90th). That is the city rating, not a rating of South Shore Village alone. The summary file is dated April 15, 2026.
- Texas Windstorm Insurance Association (TWIA) policies provide wind coverage for property located in 14 coastal counties and parts of Harris County east of Highway 146. Galveston is named in the county list: The counties are Aransas, Brazoria, Calhoun, Cameron, Chambers, Galveston, Jefferson, Kenedy, Kleberg, Matagorda, Nueces, Refugio, San Patricio and Willacy.
The insurance market in Texas
- Texas Windstorm Insurance Association: Total policies in force, as of 6/30/2026: 288,676.
- Texas FAIR Plan Association: As of June 30, 2026: TFPA insures 118,486 properties.
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 South Shore Village?
ZIP code 77565: the median National Flood Insurance Program policy cost for single-family homes was $1,312 a year, the middle of 1,525 policies that started between September 1, 2025 and August 31, 2026. Half of them cost between $1,094 and $1,897. These policies are priced under Risk Rating 2.0. ZIP code 77565: NFIP records list 3,106 flood claims with a loss year from 1978 through 2024. The claims dataset is as of September 8, 2026. ZIP code 77573: the median National Flood Insurance Program policy cost for single-family homes was $1,081 a year, the middle of 12,373 policies that started between September 1, 2025 and August 31, 2026. Half of them cost between $892 and $1,233. These policies are priced under Risk Rating 2.0. ZIP code 77573: NFIP records list 4,382 flood claims with a loss year from 1978 through 2026. The claims dataset is as of September 8, 2026.
How big are the last-resort insurance plans in Texas?
Texas Windstorm Insurance Association: Total policies in force, as of 6/30/2026: 288,676. Texas FAIR Plan Association: As of June 30, 2026: TFPA insures 118,486 properties.
What should I ask an insurance agent about a home in South Shore Village?
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; Texas Department of Insurance, Texas homeowners insurance market overview; Texas Department of Insurance, Texas Windstorm Insurance Association Overview; Texas FAIR Plan Association Fact Book, Q2 2026.
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Before you rent or buy in South Shore Village
- 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 South Shore Village
Flood maps are only one part of choosing a neighborhood. To compare South Shore Village with other League City neighborhoods on more than flooding, see League City on StrollPlace.
Buyer and renter FAQ
Does South Shore Village flood?
Yes. Insured properties in and around South Shore Village have filed flood claims. About 60% of South Shore Village’s mapped area is inside FEMA’s Special Flood Hazard Area (high-risk zones such as AE). NFIP flood insurance records list 181 claims from the Census block groups that cover South Shore Village, from 1979 through 2021. 119 of them received a payment, totaling $5,237,180 (not adjusted for inflation). The busiest years were 2008 (69 claims), 2017 (30 claims), 1989 (22 claims). Past claims do not predict future flooding, and conditions vary street by street, so check the specific address.
Is South Shore Village in a flood zone?
About 60% of South Shore Village’s mapped area is inside FEMA’s Special Flood Hazard Area (high-risk zones such as AE). Shares by zone: AE 60%; X (shaded, 0.2% annual chance) 29%; X (unshaded, minimal) 10%. The FIRM panel(s) covering it took effect August 15, 2019.
Which streets in South Shore Village are in a high-risk flood zone?
Most of the length of Marina Bay Dr, FM 518, S Compass Rose Blvd, Lawrence Rd, Hanson Rd, Barrington Pointe Dr, Harbor Park, Spinnaker Dr, Sunset Ridge Dr, Sea Mist Dr, Bayou Bend Dr and Daniel Dror Ave lies in FEMA high-risk zones (the Special Flood Hazard Area). Less than 10% of S Shore Blvd, Bay Spring Dr, Crescent Bay Dr, Tucker Rd, S Laguna Pointe Dr, Summer Haven Dr, Crimson Coast Dr and Wood Hollow Dr does. Zones can change along a street, so check the exact address.
What ZIP code is South Shore Village in?
South Shore Village is in League City, TX. ZIP codes 77565 and 77573: 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.
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 Glen Cove flood?
- Does Meadow Bend flood?
- Does Bay Ridge flood?
- Does Lakeside flood?
- Does Oaks of Clear Creek flood?
- Does Brittany Bay flood?
How these numbers were made
Area: the census-based definition above, using U.S. Census Bureau TIGERweb, 2010 Census Block Groups 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 2, 2026. Claims: OpenFEMA NFIP Redacted Claims v3 records for Galveston County (county code 48167), dataset as of September 8, 2026, retrieved November 2, 2026. Claims are counted for exactly the block groups that make up the area. Block groups used: 481677214003, 481677212015. 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 2, 2026.
- FEMA National Flood Hazard Layer (NFHL), Flood Hazard Zones and FIRM Panels. Retrieved on November 2, 2026.
- U.S. Census Bureau TIGERweb, 2010 Census Block Groups 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.
- OpenFEMA NFIP Redacted Policies v3.
- OpenFEMA NFIP Redacted Claims v3.
- USDA Forest Service, Wildfire Risk to Communities, community summaries.
- Wildfire Risk to Communities methods.
- Texas Department of Insurance, Texas homeowners insurance market overview.
- Texas Department of Insurance, Texas Windstorm Insurance Association Overview.
- Texas FAIR Plan Association Fact Book, Q2 2026.
- U.S. Census Bureau TIGERweb, Transportation (primary, secondary and local roads).
Data as of September 8, 2026 (FEMA claims) and November 2, 2026 (flood zones). Page last updated November 2, 2026.