Citizens' 2027 Flood Rule and the Keys' Unfinished Flood Maps
From Jan. 1, 2027, most Citizens policies with wind coverage will require flood insurance regardless of dwelling value. And the new flood maps aren't final.
By Kate Baldwin · · 3 min read
Two flood dates and decisions Florida Keys property owners should keep an eye on: the final stage of Citizens' flood-insurance requirement, and Monroe County's still-unfinished flood maps.
Insurance Watch
January 2027 Is a Date to Watch
One of the most important insurance dates for Florida Keys homeowners is now only a few months away.
Citizens Property Insurance Corporation says that beginning January 1, 2027, most new and renewing personal residential policies that include wind coverage will also require flood insurance regardless of the dwelling value, subject to the program's exemptions.
This is the final stage of a requirement that has been phased in over several years.
The Citizens flood requirement, phased in
2024
$600K+
2025
$500K+
2026
$400K+
2027
All applicable dwelling values
Beginning January 1, 2027, subject to Citizens' exemptions.
Coverage A (dwelling coverage) thresholds for properties outside Special Flood Hazard Areas, for Citizens personal residential policies that include wind coverage. Source: Citizens Property Insurance Corporation.
Citizens notes that condominium unit-owner policies, tenant content policies and policies excluding windstorm or hail coverage are among the policies exempt from this particular requirement.
Properties inside designated Special Flood Hazard Areas with applicable Citizens wind coverage have already been subject to flood-insurance requirements.
Why this matters in the Keys: When someone asks, “What will it cost me each month to own this house?” the mortgage is only part of the answer. Taxes, wind insurance, homeowners coverage, flood insurance, maintenance and, in some properties, association costs all need to be considered.
That is particularly important when comparing two homes that may have very different insurance profiles.
Monroe County
The New Flood Maps Still Aren't Final
Monroe County continues to caution property owners that the FEMA preliminary coastal flood maps currently available are not final or adopted. Based on correspondence with FEMA in 2026, the county says another set of preliminary maps is expected before the new maps are finalized, and neither FEMA's current preliminary maps nor the county's appeal maps is expected to become the final map exactly as currently shown.
If you own in unincorporated Monroe County, the county's comparison tool shows the current effective map, FEMA's preliminary map and the county appeal map side by side. (It covers unincorporated areas only, not cities such as Key West.) I'm watching this for anyone planning a major renovation, redevelopment or new construction, because future flood maps can affect elevation and construction requirements.
This story is part of my weekly roundup, Florida Keys Real Estate This Week: October 27, 2026.
FAQ
Will Citizens require flood insurance in 2027?
Citizens says that beginning January 1, 2027, most new and renewing personal residential policies with wind coverage will require flood coverage regardless of dwelling value, subject to applicable exemptions.
Are Monroe County's new FEMA flood maps final?
No. Monroe County states that the currently displayed preliminary and appeal flood maps are not final or adopted, and another set of preliminary FEMA maps is expected before finalization. Neither is expected to become the final map exactly as shown.
Sources
- Citizens Property Insurance Corporation: Flood Insurance Requirements
- Monroe County, Florida: Preliminary Coastal Flood Maps
Questions about life or property in the Keys?
Call or text 305.240.7828, or ask me anything.
General information only, not legal, tax, insurance or financial advice.
