Does Brickell Business District flood?
Brickell Business District, Miami, FL · ZIP codes 33131, 33130 and 33129: 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 Brickell Business District have filed flood claims. About 98% of Brickell Business District’s mapped area is inside FEMA’s Special Flood Hazard Area (high-risk zones such as AE and VE). NFIP flood insurance records list 110 claims from the Census block groups that cover Brickell Business District, from 1979 through 2024. 68 of them received a payment, totaling $5,702,423 (not adjusted for inflation). The busiest years were 2017 (37 claims), 1992 (20 claims), 2005 (16 claims).
Brickell Business District is one of the neighborhoods we group as Brickell; see that page for the combined flood numbers.
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 Brickell Business District
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 Brickell Business District
The named streets in Brickell Business District, longest first, with how much of each street’s length inside Brickell Business District lies in FEMA’s high-risk flood zones (the Special Flood Hazard Area, zones A and V). Length is the part inside Brickell Business District; 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 |
|---|---|---|---|
| Brickell Bay Dr | 3,650 ft | 100% | AE (55%) |
| S Bayshore Dr | 3,650 ft | 100% | AE (55%) |
| Brickell Ave | 3,370 ft | 100% | AE (100%) |
| SE 14th St | 1,400 ft | 100% | AE (90%) |
| SE 15th Rd | 1,290 ft | 78% | AE (58%) |
| SE 1st Ave | 1,180 ft | 100% | AE (100%) |
| SE 13th St | 1,180 ft | 100% | AE (100%) |
| SE 12th St | 990 ft | 100% | AE (100%) |
| S Miami Ave | 860 ft | 44% | AE (44%) |
| SE 14th Ln | 790 ft | 100% | AE (100%) |
| SE 14th Ter | 770 ft | 100% | AE (100%) |
| Brickell Key Dr | 750 ft | 100% | AE (90%) |
| SE Coral Way | 720 ft | 100% | AE (100%) |
| SE 12th Ter | 690 ft | 100% | AE (100%) |
| SE 11th St | 650 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 24, 2026. Each street is clipped to the neighborhood boundary and measured in an equal-area projection. Street lengths are rounded.
Flood zones in Brickell Business District
Share of Brickell Business District’s mapped area (about 0.52 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 9 to 15 feet. Effective date of the FIRM panel(s) covering it (12086C0314L): September 11, 2009.
| FEMA zone | Share of area |
|---|---|
| AE | 84% |
| VE | 14% |
| X (shaded, 0.2% annual chance) | 1.0% |
| X (unshaded, minimal) | 0.6% |
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 Brickell Business District. About 86% of the combined area of those block groups lies inside Brickell Business District. Only insured properties appear, so these counts understate total flooding.
By decade
| Decade | Claims | Paid |
|---|---|---|
| 1970s | 2 | $238 |
| 1980s | 8 | $3,514 |
| 1990s | 27 | $2,651,191 |
| 2000s | 18 | $455,906 |
| 2010s | 49 | $2,587,959 |
| 2020s | 6 | $3,614 |
By year of loss
Named flood events with the most claims
- Hurricane Irma: 32 claims
- Hurricane Andrew: 20 claims
- Hurricane Wilma: 9 claims
- Hurricane Irene: 7 claims
- Hurricane Katrina: 5 claims
FEMA labels some events only as “Flooding”. Claims by the flood zone the property was rated in:
- A/AE/AH/AO (high risk): 85
- V/VE (coastal high hazard): 17
- X/B/C (moderate or minimal): 8
How much is flood insurance in Brickell Business District?
The typical National Flood Insurance Program policy on homes and units (one building or unit per policy) in Brickell Business District costs $670 a year: the median of 100 policies that started between August 1, 2025 and July 31, 2026. Half of them cost between $511 and $860. 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 24, 2026.
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Hurricane storm surge in Brickell Business District
Storm surge is seawater pushed onto land by a hurricane’s winds. NOAA’s National Hurricane Center (NHC) maps a near worst-case surge for each hurricane category, arriving at high tide, from thousands of simulated storms (NOAA National Hurricane Center, National Storm Surge Risk Maps, Version 4 (Texas to Maine, high tide scenario, GeoTIFF dated June 17, 2026)).
In those maps, about 46.6% of Brickell Business District’s mapped area has surge flooding above ground in a Category 1 hurricane, 72.4% in a Category 3 and 89.2% in a Category 5.
| Hurricane | Area with any surge flooding | More than 3 ft | More than 6 ft | More than 9 ft | Deepest band mapped |
|---|---|---|---|---|---|
| Category 1 | 46.6% | 0.8% | 0% | 0% | 4–5 ft |
| Category 2 | 62.0% | 31.9% | 0.1% | 0% | 6–7 ft |
| Category 3 | 72.4% | 52.9% | 5.5% | 0% | 8–9 ft |
| Category 4 | 85.2% | 71.9% | 50.6% | 2.8% | 10–11 ft |
| Category 5 | 89.2% | 80.7% | 64.3% | 36.7% | 12–13 ft |
FEMA’s National Risk Index, which compares every U.S. census tract, rates hurricane risk (wind, surge and expected losses together) for the tracts that cover Brickell Business District as: “Relatively Moderate” for 81%; “Relatively High” for 19% of the area. Their hurricane risk scores range from 80 to 90 out of 100; a score is a national percentile, so 90 means higher hurricane risk than about 90% of U.S. census tracts (FEMA National Risk Index, Census Tracts feature layer, Version 1.20.0 (December 2025)).
NHC: “The data, maps, and information provided should only be used as a tool for general education/awareness of the storm surge hazard at a city/community level (not for a parcel level/grid cell assessment).” The maps do not account for erosion, subsidence, sea-level change or future construction, and NHC says they “should not be used to replace the maps used for hurricane evacuation zones.” Find out whether your address is in an evacuation zone (below) and follow official orders.
Hurricane evacuation zone
All of Brickell Business District 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 Brickell Business District |
|---|---|---|
| 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.
Extreme heat in Brickell Business District
FEMA’s National Risk Index rates heat wave risk for the census tracts that cover Brickell Business District as: “Relatively Low” for 90%; “Very Low” for 9.9% of the area. Their heat wave risk scores range from 16 to 46 out of 100 (national percentiles). The index weighs how often heat waves happen, what they are expected to cost, and how vulnerable and resilient the community is, so a dense area can rate differently from a nearby one (FEMA National Risk Index, Census Tracts feature layer, Version 1.20.0 (December 2025)).
Trees shade streets and buildings and cool the air around them (U.S. EPA: Using Trees and Vegetation to Reduce Heat Islands). In the USDA Forest Service’s 2025 satellite-based tree canopy map, trees cover about 3.8% of Brickell Business District’s area on average, compared with 11% for Miami as a whole (all 104 City of Miami neighborhoods combined) (USDA Forest Service. 2026. USFS NLCD Percent Tree Canopy CONUS v2025-6 (2025 map). Salt Lake City, UT).
During a heat advisory, follow the National Weather Service: Heat Safety guidance. Neighborhood averages cannot tell you how hot a particular home, block or unit gets.
Tornado risk in Brickell Business District
FEMA’s National Risk Index rates tornado risk for the census tracts that cover Brickell Business District as: “Very Low” for 67%; “Relatively Low” for 33% of the area. Their tornado risk scores range from 22 to 35 out of 100 (national percentiles). The rating weighs how often tornadoes have struck, what is exposed to them and how well the community can recover (FEMA National Risk Index, Census Tracts feature layer, Version 1.20.0 (December 2025)).
Here tornadoes can come with hurricanes and tropical storms as well as with spring thunderstorms. A rating for a whole tract cannot tell you how a particular building would fare; check whether a home insurance policy has a separate windstorm deductible, and know where the safest interior room is.
This product uses the Federal Emergency Management Agency’s National Risk Index dataset API or downloadable datasets but is not endorsed by FEMA. The Federal Government or FEMA cannot vouch for the data or analyses derived from these data after the data have been retrieved from the Agency's website(s). FEMA: “The National Risk Index data are meant for planning purposes only. This National Risk Index dataset was created for broad nationwide comparisons and is not a substitute for localized risk assessment analysis.”
Before you rent or buy in Brickell Business District
- 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.
- Hiring movers? Check the moving company’s federal license and insurance first with the free Miami mover check.
Living in Brickell Business District
Flood maps are only one part of choosing a neighborhood. For what day-to-day life in Brickell Business District is like, from parks to errands, see Living in Brickell Business District, Miami on StrollPlace.
Buyer and renter FAQ
Does Brickell Business District flood?
Yes. Insured properties in and around Brickell Business District have filed flood claims. About 98% of Brickell Business District’s mapped area is inside FEMA’s Special Flood Hazard Area (high-risk zones such as AE and VE). NFIP flood insurance records list 110 claims from the Census block groups that cover Brickell Business District, from 1979 through 2024. 68 of them received a payment, totaling $5,702,423 (not adjusted for inflation). The busiest years were 2017 (37 claims), 1992 (20 claims), 2005 (16 claims). Past claims do not predict future flooding, and conditions vary street by street, so check the specific address.
Is Brickell Business District in a flood zone?
About 98% of Brickell Business District’s mapped area is inside FEMA’s Special Flood Hazard Area (high-risk zones such as AE and VE). Shares by zone: AE 84%; VE 14%; X (shaded, 0.2% annual chance) 1.0%; X (unshaded, minimal) 0.6%. The FIRM panel(s) covering it took effect September 11, 2009.
Which streets in Brickell Business District are in a high-risk flood zone?
Most of the length of Brickell Bay Dr, S Bayshore Dr, Brickell Ave, SE 14th St, SE 15th Rd, SE 1st Ave, SE 13th St, SE 12th St, SE 14th Ln, SE 14th Ter, Brickell Key Dr and SE Coral Way 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 Brickell Business District in?
Brickell Business District is in Miami, FL. ZIP codes 33131, 33130 and 33129: 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.
Does storm surge reach Brickell Business District?
In NOAA’s National Hurricane Center near worst-case maps, about 46.6% of Brickell Business District’s mapped area floods from storm surge in a Category 1 hurricane, 72.4% in a Category 3 and 89.2% in a Category 5. These maps are for awareness at a community level, not for a single building.
Is Brickell Business District in a hurricane evacuation zone?
All of Brickell Business District is in Zone B of Miami-Dade County’s storm surge evacuation zones. Check the exact address with the county and follow official orders.
Is Brickell Business District at risk of tornadoes?
FEMA’s National Risk Index rates tornado risk for the tracts that cover Brickell Business District as “Very Low” for 67%; “Relatively Low” for 33% of the area. It compares places nationally; it is not a forecast.
How much is flood insurance in Brickell Business District?
The typical NFIP flood insurance policy on homes and units (one building or unit per policy) in Brickell Business District cost $670 a year: the median of 100 policies that started between August 1, 2025 and July 31, 2026. Half cost between $511 and $860. 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
- Miami Avenue – living in Miami Avenue (StrollPlace)
- Does Brickell Residential District flood?
- Brickell Village – living in Brickell Village (StrollPlace)
- Riverfront – living in Riverfront (StrollPlace)
- Does CBD flood?
- Does Brickell Key flood?
How these numbers were made
Neighborhood boundary: City of Miami, Miami Neighborhoods (ArcGIS feature service). 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 21, 2026. Claims: OpenFEMA NFIP Redacted Claims v3 records for Miami-Dade County (county code 12086), dataset as of September 8, 2026, retrieved October 21, 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: 120860067025 (99.0% of the block group is inside Brickell Business District), 120860067111 (100.0% of the block group is inside Brickell Business District), 120860067028 (49.1% of the block group is inside Brickell Business District), 120860067091 (93.6% of the block group is inside Brickell Business District), 120860067131 (99.6% of the block group is inside Brickell Business District), 120860067141 (100.0% of the block group is inside Brickell Business District), 120860067112 (94.3% of the block group is inside Brickell Business District), 120860067132 (100.0% of the block group is inside Brickell Business District), 120860067026 (49.7% of the block group is inside Brickell Business District), 120860067027 (58.0% of the block group is inside Brickell Business District). 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. Storm surge: the neighborhood polygon overlaid on NHC’s Category 1–5 high-tide inundation GeoTIFFs (about 10 m cells in 1-ft depth classes); each share is the fraction of cells whose center lies inside the polygon and that NHC maps with water above ground, counting cells NHC leaves blank as not flooded. Evacuation zones: the polygon intersected with Miami-Dade County’s zone polygons in an equal-area projection; shares below 0.1% are left out. Tree canopy: the mean of the 2025 NLCD Tree Canopy Cover values (0–100%, 30 m cells in an equal-area projection) for cells whose center lies inside the polygon. Tornado: the FEMA National Risk Index tornado rating and score of each census tract that covers the neighborhood, weighted by its share of the area. FEMA National Risk Index: census tracts intersected with the polygon in an equal-area projection; each rating’s share is the share of the polygon covered by tracts with that rating (tracts covering less than 1% are left out; together the tracts used cover 98%). We do not compute a new score. Tracts used: 12086006714 (21%), 12086006713 (18%), 12086006709 (17%), 12086006718 (14%), 12086006716 (9.7%), 12086006721 (9.4%), 12086006722 (8.6%). See the methodology.
Sources
- Federal Emergency Management Agency (FEMA), FEMA OpenFEMA Dataset: FIMA NFIP Redacted Claims - v3. Retrieved on October 21, 2026.
- FEMA National Flood Hazard Layer (NFHL), Flood Hazard Zones and FIRM Panels. Retrieved on October 21, 2026.
- City of Miami, Miami Neighborhoods (ArcGIS feature service).
- 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.
- NOAA National Hurricane Center, National Storm Surge Risk Maps, Version 4 (Texas to Maine, high tide scenario, GeoTIFF dated June 17, 2026) (computed October 21, 2026).
- Zachry, B. C., W. J. Booth, J. R. Rhome, and T. M. Sharon, 2015: A National View of Storm Surge Risk and Inundation. Weather, Climate, and Society, 7(2), 109–117 (NHC’s preferred citation).
- Miami-Dade County, Storm Surge Planning Zones (Hurricane Evacuation Zone feature layer) (retrieved October 21, 2026).
- Miami-Dade County: Storm Surge (Storm Surge Planning Zones).
- USDA Forest Service. 2026. USFS NLCD Percent Tree Canopy CONUS v2025-6 (2025 map). Salt Lake City, UT (30 m cells; read October 21, 2026).
- National Weather Service: Heat Safety.
- U.S. EPA: Using Trees and Vegetation to Reduce Heat Islands.
- FEMA National Risk Index, Census Tracts feature layer, Version 1.20.0 (December 2025) (retrieved October 21, 2026).
- 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 21, 2026 (flood zones); hazard data computed October 21, 2026. Page last updated October 24, 2026.