Does West Oaks Village flood?
West Oaks Village, Pearland, TX · ZIP codes 77584 and 77581: 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 West Oaks Village have filed flood claims. About 28% of West Oaks Village’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 146 claims from the Census block groups that cover West Oaks Village, from 1979 through 2024. 116 of them received a payment, totaling $4,251,474 (not adjusted for inflation). The busiest years were 2001 (27 claims), 2017 (27 claims), 2008 (24 claims).
What this page counts as West Oaks Village
We could not find an openly licensed official boundary for West Oaks Village, so this page uses a census-based area. For this page, West Oaks 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 West Oaks Village (feature 2472413) and inside the Pearland 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 West Oaks 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 West Oaks 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 West Oaks Village
The named streets in West Oaks Village, longest first, with how much of each street’s length inside West Oaks Village lies in FEMA’s high-risk flood zones (the Special Flood Hazard Area, zones A and V). Length is the part inside West Oaks 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 |
|---|---|---|---|
| Fite Rd | 2.2 mi | 14% | X (shaded, 0.2% annual chance) (46%) |
| Daugherty Rd | 1.7 mi | 15% | X (shaded, 0.2% annual chance) (53%) |
| Manvel Rd | 1.4 mi | 0.7% | X (unshaded, minimal) (52%) |
| Oak Rd | 1.4 mi | 0.0% | X (shaded, 0.2% annual chance) (54%) |
| W Broadway St | 1.4 mi | 0.0% | X (unshaded, minimal) (73%) |
| Broadway St | 1.4 mi | 0.0% | X (unshaded, minimal) (73%) |
| Magnolia St | 1.3 mi | 57% | AE (57%) |
| Harkey Rd | 4,840 ft | 0.0% | X (unshaded, minimal) (91%) |
| W Oaks Blvd | 4,840 ft | 81% | AE (81%) |
| Wagon Trail Rd | 4,720 ft | 9.1% | X (unshaded, minimal) (71%) |
| Nelson Rd | 2,650 ft | 10% | X (unshaded, minimal) (69%) |
| Ash Rd | 2,620 ft | 0.0% | X (shaded, 0.2% annual chance) (93%) |
| Piper Rd | 2,620 ft | 0.0% | X (shaded, 0.2% annual chance) (99%) |
| Blue Sage Dr | 2,620 ft | 0.0% | X (shaded, 0.2% annual chance) (99%) |
| 589 | 2,620 ft | 0.0% | X (shaded, 0.2% annual chance) (99%) |
| Covey Ln | 2,580 ft | 0.0% | X (shaded, 0.2% annual chance) (100%) |
| Sumac Dr | 2,540 ft | 63% | AE (63%) |
| Old Oaks Blvd | 2,300 ft | 98% | AE (98%) |
| English Oaks Blvd | 2,190 ft | 99% | AE (99%) |
| Westchester Cir | 2,090 ft | 0.0% | X (shaded, 0.2% annual chance) (73%) |
| Morenci | 1,850 ft | 54% | AE (54%) |
| Northfork Dr | 1,750 ft | 0.0% | X (shaded, 0.2% annual chance) (81%) |
| Old Chocolate Bayou Rd | 1,500 ft | 0.0% | X (unshaded, minimal) (100%) |
| Keithwood Dr | 1,400 ft | 79% | AE (79%) |
| Figland St | 1,340 ft | 0.0% | X (shaded, 0.2% annual chance) (75%) |
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 West Oaks Village
Share of West Oaks Village’s mapped area (about 6.516 km²) in each FEMA flood zone, from FEMA National Flood Hazard Layer (NFHL), Flood Hazard Zones and FIRM Panels. Effective date of the FIRM panel(s) covering it (48039C0040K, 48039C0041K): December 30, 2020.
| FEMA zone | Share of area |
|---|---|
| X (unshaded, minimal) | 36% |
| X (shaded, 0.2% annual chance) | 36% |
| AE | 28% |
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 West Oaks 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 | 2 | $17,937 |
| 1980s | 9 | $47,417 |
| 1990s | 30 | $425,738 |
| 2000s | 65 | $1,804,965 |
| 2010s | 37 | $1,892,544 |
| 2020s | 3 | $62,873 |
By year of loss
Named flood events with the most claims
- Hurricane Ike: 24 claims
- Hurricane Harvey: 24 claims
- Tropical Storm Allison: 20 claims
- Flooding: 18 claims
- Tropical Storm Paul: 8 claims
FEMA labels some events only as “Flooding”. Claims by the flood zone the property was rated in:
- X/B/C (moderate or minimal): 137
- A/AE/AH/AO (high risk): 7
- Other (D): 2
Why home insurance costs what it does in West Oaks 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 West Oaks Village, within 10 km of it.
- ZIP code 77584: the median National Flood Insurance Program policy cost for single-family homes was $956 a year, the middle of 5,678 policies that started between September 1, 2025 and August 31, 2026. Half of them cost between $751 and $1,173. These policies are priced under Risk Rating 2.0.
- ZIP code 77584: NFIP records list 2,036 flood claims with a loss year from 1979 through 2026. The claims dataset is as of September 8, 2026.
- ZIP code 77581: the median National Flood Insurance Program policy cost for single-family homes was $1,084 a year, the middle of 4,315 policies that started between September 1, 2025 and August 31, 2026. Half of them cost between $773 and $1,265. These policies are priced under Risk Rating 2.0.
- ZIP code 77581: NFIP records list 3,544 flood claims with a loss year from 1979 through 2026. The claims dataset is as of September 8, 2026.
Fire and wind
- USDA Forest Service Wildfire Risk to Communities gives Pearland, TX a Risk to Homes national percentile rank of 0.676, which its methods call Medium (above the 40th percentile and below the 70th). That is the city rating, not a rating of West Oaks 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. Brazoria 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 West Oaks Village?
ZIP code 77584: the median National Flood Insurance Program policy cost for single-family homes was $956 a year, the middle of 5,678 policies that started between September 1, 2025 and August 31, 2026. Half of them cost between $751 and $1,173. These policies are priced under Risk Rating 2.0. ZIP code 77584: NFIP records list 2,036 flood claims with a loss year from 1979 through 2026. The claims dataset is as of September 8, 2026. ZIP code 77581: the median National Flood Insurance Program policy cost for single-family homes was $1,084 a year, the middle of 4,315 policies that started between September 1, 2025 and August 31, 2026. Half of them cost between $773 and $1,265. These policies are priced under Risk Rating 2.0. ZIP code 77581: NFIP records list 3,544 flood claims with a loss year from 1979 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 West Oaks 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 West Oaks 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 West Oaks Village
Flood maps are only one part of choosing a neighborhood. To compare West Oaks Village with other Pearland neighborhoods on more than flooding, see Pearland on StrollPlace.
Buyer and renter FAQ
Does West Oaks Village flood?
Yes. Insured properties in and around West Oaks Village have filed flood claims. About 28% of West Oaks Village’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 146 claims from the Census block groups that cover West Oaks Village, from 1979 through 2024. 116 of them received a payment, totaling $4,251,474 (not adjusted for inflation). The busiest years were 2001 (27 claims), 2017 (27 claims), 2008 (24 claims). Past claims do not predict future flooding, and conditions vary street by street, so check the specific address.
Is West Oaks Village in a flood zone?
About 28% of West Oaks Village’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) 36%; X (shaded, 0.2% annual chance) 36%; AE 28%. The FIRM panel(s) covering it took effect December 30, 2020.
Which streets in West Oaks Village are in a high-risk flood zone?
Most of the length of Magnolia St, W Oaks Blvd, Sumac Dr, Old Oaks Blvd, English Oaks Blvd, Morenci and Keithwood Dr lies in FEMA high-risk zones (the Special Flood Hazard Area). Less than 10% of Manvel Rd, Oak Rd, W Broadway St, Broadway St, Harkey Rd, Wagon Trail Rd, Ash Rd and Piper Rd does. Zones can change along a street, so check the exact address.
What ZIP code is West Oaks Village in?
West Oaks Village is in Pearland, TX. ZIP codes 77584 and 77581: 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
- Southwyck
- Does Lakepointe flood?
- Does Ryan Acres flood?
- Does West Lea flood?
- Does Southdown flood?
- Does Magnolia Place 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 Brazoria County (county code 48039), 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: 480396608012, 480396607012. 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.