Citizens' 2027 Flood Insurance Requirement: What Florida Keys Owners Should Know

On January 1, 2027, the last stage of Citizens Property Insurance Corporation's flood-insurance requirement takes effect. If you own a home in the Keys with a Citizens policy that includes wind coverage, it's worth checking your renewal date now, not in December.

It's also worth being precise about who this affects, because not every Florida Keys homeowner is a Citizens customer, and not every Citizens policy is covered by the requirement.

Under Florida Statute 627.715, most new and renewing Citizens personal residential policies with wind coverage must carry flood coverage. The Florida Legislature set up the requirement in December 2022 as a phase-in, and Citizens says it is fully in effect by January 1, 2027.

Homes inside a Special Flood Hazard Area (zones A, AO, AH, A1–A30, AE, A99, V, V1–V30 and VE) with Citizens wind coverage already have to carry flood insurance.

Homes outside a Special Flood Hazard Area have been phased in by dwelling value (Coverage A):

Citizens lists three types of policies that are not required to carry flood coverage under this rule:

• Condominium unit-owner policies
• Tenant contents policies
• Policies that exclude windstorm or hail coverage

So a condo owner with a Citizens unit-owner policy, or a renter insuring their belongings, isn't covered by this requirement. And owners insured with a private carrier rather than Citizens aren't subject to Citizens' rule at all, although their own carrier or lender may have separate requirements.

According to Citizens:

• How much: For dwelling policies, flood coverage must be equal to or greater than the Citizens policy's dwelling value (Coverage A). If that limit isn't available through the National Flood Insurance Program, Citizens accepts the maximum NFIP amount the insured qualifies for: $250,000 of dwelling coverage under the regular program, or $35,000 under the emergency program.
• Proof: New applicants and renewing policyholders submit proof of flood coverage, such as the flood policy declarations page, or the submitted application and proof of payment if a flood application is still pending. They also complete Citizens' Policyholder Affirmation Regarding Flood Insurance (form CIT FW01).
• When: Proof is required at application and at renewal.

Your insurance agent is the right person to confirm exactly how this applies to your policy.

Flood insurance and flood maps get tangled together, so it helps to keep them straight.

The current effective maps are the FEMA flood maps in force today. Monroe County notes they are based on studies from more than 30 years ago.

The preliminary maps are FEMA's proposed new maps, first released in December 2019. Monroe County's consultant appealed them, and FEMA is reviewing that appeal. The county says plainly: the preliminary flood maps and the county's appeal maps are not final or adopted, and FEMA will release a new set of preliminary maps before the new maps are finalized.

A few details from the county that matter to owners:

• The county's flood map comparison tool shows the effective, preliminary and appeal maps side by side. It covers unincorporated Monroe County only, not cities such as Key West or Marathon, and it searches by RE number, AK number or owner name rather than street address.
• The preliminary maps use a different elevation datum (NAVD88 rather than NGVD29). The county says that on average about 1.5 feet should be accounted for when comparing elevations between the two, so an apparent increase may be smaller than it looks.
• The county's building department requires owners to sign an acknowledgment form with permits, and suggests considering designing improvements to meet the proposed preliminary maps.
• Once adopted, the final maps will set required finished floor elevations, and the county notes that new lender requirements and insurance rate changes may come with them.

In the Keys, the monthly cost of owning a home is never just the mortgage. Wind coverage, homeowners coverage, flood insurance, taxes, maintenance and, for some properties, association costs all belong in the math. Two homes at the same price can have very different insurance costs depending on elevation, construction, flood zone and age.

That's why I encourage buyers to start insurance conversations early, ideally before an offer and certainly during the inspection period. Ask for an elevation certificate when one exists, ask about the current effective flood zone, and ask your insurance professional to quote both wind and flood.

I first wrote about this deadline in Citizens' 2027 Flood Rule and the Keys' Unfinished Flood Maps. For what's happening with inventory and prices this fall, see my October 2026 market report. If you're starting a search, my buyer's page is a good place to begin.

Part of The Local Edit | Florida Keys Real Estate This Week

FAQ

Will Citizens require flood insurance for all homes in 2027?
Beginning January 1, 2027, Citizens says the flood requirement applies to all new and renewing personal residential policies with wind coverage, regardless of dwelling value. Condo unit-owner policies, tenant contents policies and policies that exclude wind or hail coverage are exempt.

Does every Florida Keys homeowner need flood insurance in 2027?
No. Citizens' requirement applies to Citizens personal residential policies that include wind coverage, with the exemptions above. Owners with other insurers, or with a mortgage, may have separate requirements from their carrier or lender.

How much flood coverage does Citizens require?
For dwelling policies, flood coverage equal to or greater than the Citizens dwelling value (Coverage A). If that isn't available through the NFIP, Citizens accepts the maximum NFIP amount the insured qualifies for: $250,000 under the regular program or $35,000 under the emergency program.

Are Monroe County's new flood maps final?
No. Monroe County says the preliminary and appeal flood maps are not final or adopted, and FEMA will release a new set of preliminary maps before finalizing.

Sources

• Citizens Property Insurance Corporation: Flood Insurance Requirements
• Monroe County, Florida: Preliminary Coastal Flood Maps

Questions about insurance and buying in the Keys?

I'm happy to point you to the right questions and the right local professionals. Call or text 305.240.7828, or ask me anything.

General information only, not legal, tax, insurance or financial advice. Confirm coverage requirements with your insurance agent and Citizens.