Does Collins Waterfront flood?
Collins Waterfront, Miami Beach, FL · ZIP codes 33140 and 33139: 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 Collins Waterfront have filed flood claims. About 100% of Collins Waterfront’s mapped area is inside FEMA’s Special Flood Hazard Area (high-risk zones such as AE). NFIP flood insurance records list 36 claims from the Census block groups that cover Collins Waterfront, from 1979 through 2024. 12 of them received a payment, totaling $1,034,226 (not adjusted for inflation). The busiest years were 2005 (8 claims), 1992 (7 claims), 2017 (4 claims).
What this page counts as Collins Waterfront
We could not find an openly licensed official boundary for Collins Waterfront, so this page uses a census-based area. For this page, Collins Waterfront means the 2010 Census block groups whose center lies inside the National Register of Historic Places boundary of the Collins Waterfront Architectural District (National Park Service) and inside the Miami Beach city limits (U.S. Census Bureau). 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 Collins Waterfront. 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 (or the Miami-Dade County Flood Zone map viewer) and get flood insurance quotes before you sign a lease or a contract.
Check a specific address in Collins Waterfront
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 Collins Waterfront
The named streets in Collins Waterfront, longest first, with how much of each street’s length inside Collins Waterfront lies in FEMA’s high-risk flood zones (the Special Flood Hazard Area, zones A and V). Length is the part inside Collins Waterfront; 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.
| Street | Length | In high-risk zones | Main zone |
|---|---|---|---|
| Pine Tree Dr | 1.1 mi | 100% | AE (100%) |
| Flamingo Dr | 5,120 ft | 100% | AE (100%) |
| Collins Ave | 1,640 ft | 100% | AE (100%) |
| Flamingo Pl | 880 ft | 100% | AE (100%) |
| 23rd St | 860 ft | 100% | AE (100%) |
| Indian Creek Dr | 830 ft | 100% | AE (100%) |
| State Hwy 112 | 770 ft | 100% | AE (100%) |
| 25th St | 530 ft | 100% | AE (100%) |
| Lake Pancoast Dr | 520 ft | 100% | AE (100%) |
| Arthur Godfrey Rd | 500 ft | 100% | AE (100%) |
| W 41st St | 500 ft | 100% | AE (100%) |
| W 26th St | 490 ft | 100% | AE (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 October 28, 2026. Each street is clipped to the area boundary and measured in an equal-area projection. Street lengths are rounded.
Flood zones in Collins Waterfront
Share of Collins Waterfront’s mapped area (about 0.409 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 8 feet. Effective date of the FIRM panel(s) covering it (12086C0309L, 12086C0317L, 12086C0328L, 12086C0336L): September 11, 2009.
| FEMA zone | Share of area |
|---|---|
| AE | 100% |
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 Collins Waterfront. 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 | 1 | $0 |
| 1990s | 11 | $26,498 |
| 2000s | 16 | $72,624 |
| 2010s | 5 | $9,028 |
| 2020s | 3 | $926,075 |
By year of loss
Named flood events with the most claims
- Hurricane Andrew: 7 claims
- Hurricane Wilma: 5 claims
- Hurricane Irma: 3 claims
- Hurricane Irene: 3 claims
- Flooding: 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): 34
- V/VE (coastal high hazard): 2
How much is flood insurance in Collins Waterfront?
The typical National Flood Insurance Program policy on single-family homes in Collins Waterfront costs $2,500 a year: the median of 88 policies that started between August 1, 2025 and July 31, 2026. Half of them cost between $1,653 and $4,987. 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 28, 2026.
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Hurricane evacuation zone
All of Collins Waterfront is in Zone B 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 Collins Waterfront |
|---|---|---|
| Zone B | at risk of storm surge in a Category 2 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 Collins Waterfront
- 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 Collins Waterfront
Flood maps are only one part of choosing a neighborhood. To compare Collins Waterfront with other Miami Beach neighborhoods on more than flooding, see Miami Beach on StrollPlace.
Buyer and renter FAQ
Does Collins Waterfront flood?
Yes. Insured properties in and around Collins Waterfront have filed flood claims. About 100% of Collins Waterfront’s mapped area is inside FEMA’s Special Flood Hazard Area (high-risk zones such as AE). NFIP flood insurance records list 36 claims from the Census block groups that cover Collins Waterfront, from 1979 through 2024. 12 of them received a payment, totaling $1,034,226 (not adjusted for inflation). The busiest years were 2005 (8 claims), 1992 (7 claims), 2017 (4 claims). Past claims do not predict future flooding, and conditions vary street by street, so check the specific address.
Is Collins Waterfront in a flood zone?
About 100% of Collins Waterfront’s mapped area is inside FEMA’s Special Flood Hazard Area (high-risk zones such as AE). Shares by zone: AE 100%. The FIRM panel(s) covering it took effect September 11, 2009.
Which streets in Collins Waterfront are in a high-risk flood zone?
Most of the length of Pine Tree Dr, Flamingo Dr, Collins Ave, Flamingo Pl, 23rd St, Indian Creek Dr, State Hwy 112, 25th St, Lake Pancoast Dr, Arthur Godfrey Rd, W 41st St and W 26th St lies in FEMA high-risk zones (the Special Flood Hazard Area). Zones can change along a street, so check the exact address.
What ZIP code is Collins Waterfront in?
Collins Waterfront is in Miami Beach, FL. ZIP codes 33140 and 33139: 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 Collins Waterfront in a hurricane evacuation zone?
All of Collins Waterfront is in Zone B 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 Collins Waterfront?
The typical NFIP flood insurance policy on single-family homes in Collins Waterfront cost $2,500 a year: the median of 88 policies that started between August 1, 2025 and July 31, 2026. Half cost between $1,653 and $4,987. 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 South Beach flood?
- Does Atlantic Heights flood?
- Does Isle of Normandy flood?
- Does Normandy Isles flood?
- Does Normandy Shores flood?
- Does North Shore 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 October 28, 2026. Claims: OpenFEMA NFIP Redacted Claims v3 records for Miami-Dade County (county code 12086), dataset as of September 8, 2026, retrieved October 28, 2026. Claims are counted for exactly the block groups that make up the area. Block groups used: 120860041051. 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 28, 2026.
- FEMA National Flood Hazard Layer (NFHL), Flood Hazard Zones and FIRM Panels. Retrieved on October 28, 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.
- Miami-Dade County, Storm Surge Planning Zones (Hurricane Evacuation Zone feature layer) (retrieved October 31, 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 28, 2026 (flood zones); hazard data computed October 31, 2026. Page last updated October 31, 2026.