Does San Souci Estates flood?
San Souci Estates, North Miami, FL · ZIP codes 33181 and 33161: 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 San Souci Estates have filed flood claims. About 62% of San Souci Estates’s mapped area is inside FEMA’s Special Flood Hazard Area (high-risk zones such as AE and VE). NFIP flood insurance records list 148 claims from the Census block groups that cover San Souci Estates, from 1979 through 2024. 59 of them received a payment, totaling $2,345,974 (not adjusted for inflation). The busiest years were 1999 (32 claims), 2005 (27 claims), 2017 (20 claims).
What this page counts as San Souci Estates
We could not find an openly licensed official boundary for San Souci Estates, so this page uses a census-based area. For this page, San Souci Estates 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 San Souci Estates (feature 290499) and inside the North Miami 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 San Souci Estates. 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 San Souci Estates
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 San Souci Estates
The named streets in San Souci Estates, longest first, with how much of each street’s length inside San Souci Estates lies in FEMA’s high-risk flood zones (the Special Flood Hazard Area, zones A and V). Length is the part inside San Souci Estates; 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. 6 shorter streets are not listed.
| Street | Length | In high-risk zones | Main zone |
|---|---|---|---|
| NE 123rd St | 4,430 ft | 94% | AE (93%) |
| N Bayshore Dr | 3,620 ft | 100% | AE (100%) |
| Sans Souci Blvd | 3,240 ft | 100% | AE (100%) |
| Canal Dr | 2,910 ft | 100% | AE (100%) |
| NE 121st St | 2,480 ft | 100% | AE (100%) |
| Arch Creek Rd | 2,130 ft | 0.0% | X (unshaded, minimal) (100%) |
| NE 122nd Rd | 1,770 ft | 100% | AE (100%) |
| NE 118th Rd | 1,670 ft | 100% | AE (95%) |
| NE 117th Rd | 1,660 ft | 100% | AE (100%) |
| NE 122nd St | 1,650 ft | 100% | AE (100%) |
| NE 120th Rd | 1,620 ft | 100% | AE (92%) |
| NE 19th Dr | 1,390 ft | 100% | AE (100%) |
| NE 16th Ave | 1,360 ft | 67% | AE (67%) |
| NE 121st Rd | 1,310 ft | 100% | AE (90%) |
| NE 119th Rd | 1,300 ft | 100% | AE (91%) |
| NE 125th Ter | 1,230 ft | 78% | AE (78%) |
| Broad Cswy | 1,160 ft | 100% | AE (56%) |
| NE 18th Ave | 1,090 ft | 100% | AE (100%) |
| NE 127th St | 1,020 ft | 62% | AE (62%) |
| NE 19th Ave | 900 ft | 100% | AE (100%) |
| NE 128th St | 860 ft | 43% | X (unshaded, minimal) (57%) |
| NE 20th Dr | 760 ft | 100% | AE (100%) |
| Biscayne Blvd | 730 ft | 100% | AE (100%) |
| NE 21st Dr | 700 ft | 100% | AE (100%) |
| NE 15th Ave | 690 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 29, 2026. Each street is clipped to the area boundary and measured in an equal-area projection. Street lengths are rounded.
Flood zones in San Souci Estates
Share of San Souci Estates’s mapped area (about 2.521 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 11 feet. Effective date of the FIRM panel(s) covering it (12086C0143L, 12086C0144L, 12086C0306L, 12086C0307L): September 11, 2009.
| FEMA zone | Share of area |
|---|---|
| AE | 43% |
| Open water | 35% |
| VE | 19% |
| X (unshaded, minimal) | 3.4% |
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 San Souci Estates. 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 | 3 | $0 |
| 1980s | 6 | $0 |
| 1990s | 55 | $166,814 |
| 2000s | 52 | $885,362 |
| 2010s | 26 | $1,047,490 |
| 2020s | 6 | $246,309 |
By year of loss
Named flood events with the most claims
- Hurricane Irene: 28 claims
- Flooding: 24 claims
- Hurricane Wilma: 23 claims
- Hurricane Irma: 20 claims
- Hurricane Andrew: 13 claims
FEMA labels some events only as “Flooding”. Claims by the flood zone the property was rated in:
- A/AE/AH/AO (high risk): 122
- V/VE (coastal high hazard): 20
- X/B/C (moderate or minimal): 4
- Other (D): 1
- Not reported: 1
How much is flood insurance in San Souci Estates?
The typical National Flood Insurance Program policy on single-family homes in San Souci Estates costs $1,811 a year: the median of 235 policies that started between August 1, 2025 and July 31, 2026. Half of them cost between $1,374 and $2,395. 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 San Souci Estates
- 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 San Souci Estates
Flood maps are only one part of choosing a neighborhood. To compare San Souci Estates with other North Miami neighborhoods on more than flooding, see North Miami on StrollPlace.
Buyer and renter FAQ
Does San Souci Estates flood?
Yes. Insured properties in and around San Souci Estates have filed flood claims. About 62% of San Souci Estates’s mapped area is inside FEMA’s Special Flood Hazard Area (high-risk zones such as AE and VE). NFIP flood insurance records list 148 claims from the Census block groups that cover San Souci Estates, from 1979 through 2024. 59 of them received a payment, totaling $2,345,974 (not adjusted for inflation). The busiest years were 1999 (32 claims), 2005 (27 claims), 2017 (20 claims). Past claims do not predict future flooding, and conditions vary street by street, so check the specific address.
Is San Souci Estates in a flood zone?
About 62% of San Souci Estates’s mapped area is inside FEMA’s Special Flood Hazard Area (high-risk zones such as AE and VE). Shares by zone: AE 43%; Open water 35%; VE 19%; X (unshaded, minimal) 3.4%. The FIRM panel(s) covering it took effect September 11, 2009.
Which streets in San Souci Estates are in a high-risk flood zone?
Most of the length of NE 123rd St, N Bayshore Dr, Sans Souci Blvd, Canal Dr, NE 121st St, NE 122nd Rd, NE 118th Rd, NE 117th Rd, NE 122nd St, NE 120th Rd, NE 19th Dr and NE 16th Ave lies in FEMA high-risk zones (the Special Flood Hazard Area). Less than 10% of Arch Creek Rd does. Zones can change along a street, so check the exact address.
What ZIP code is San Souci Estates in?
San Souci Estates is in North Miami, FL. ZIP codes 33181 and 33161: 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 San Souci Estates?
The typical NFIP flood insurance policy on single-family homes in San Souci Estates cost $1,811 a year: the median of 235 policies that started between August 1, 2025 and July 31, 2026. Half cost between $1,374 and $2,395. 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
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 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. Claims are counted for exactly the block groups that make up the area. Block groups used: 120860001242, 120860012041, 120860012043. 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 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.
- 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.