How much is flood insurance in Nashville?

Flood insurance in Nashville ranges from $300/year in Zone X to $6,000+/year in AE zones along the Cumberland River. Risk Rating 2.0 factors in Nashville's severe flood history, including the 2010 event. Nashville's 3-ft freeboard requirement can help reduce premiums for compliant new construction.

What happened in the 2010 Nashville flood?

In May 2010, over 13 inches of rain fell in two days across Middle Tennessee. The Cumberland River crested at 51.86 feet, more than 12 feet above flood stage. Over 11,000 properties were damaged, 26 people died, and damage exceeded $2 billion. The flood far exceeded the 100-year floodplain, reaching areas never before known to flood.

Why does Nashville require 3-ft freeboard?

After the 2010 flood, Nashville adopted a 3-foot freeboard requirement — one of the highest in the nation. This means new construction in AE zones must be built 3 feet above Base Flood Elevation. The requirement reflects the severity of the 2010 flood, which exceeded 100-year levels, and provides additional safety margin for future events.

Can I build in a Nashville flood zone?

Yes, with strict requirements. Nashville requires 3 feet of freeboard above BFE, prohibits fill in the 100-year floodplain, and tracks cumulative improvements to trigger flood compliance. The floodway was expanded after 2010 mapping updates. Stormwater detention is required for new development.

What is Nashville's cumulative improvement rule?

Nashville tracks the cumulative cost of improvements to a building over time. Once total improvements reach 50% of the building's market value, the structure must be brought into full flood compliance. Most jurisdictions only count individual projects. This stricter approach ensures that gradually renovated buildings eventually meet modern flood standards.

Nashville, Tennessee · FEMA Region 4

Is Nashville in a Flood Zone?

Q: Is Nashville in a flood zone?

Parts of Nashville are in FEMA flood zones along the Cumberland River, Mill Creek, Whites Creek, and Richland Creek. The 2010 flood devastated Nashville, causing over $2 billion in damage when the Cumberland crested 12 feet above flood stage. Flood maps were significantly updated after 2010. Enter your address at ReadyPermit for property-specific data.

High Flood Risk Area

Nashville has high flood risk from the Cumberland River and its tributaries. The catastrophic May 2010 flood caused over $2 billion in damage and killed 26 people across Middle Tennessee. The Cumberland River crested at 51.86 feet, more than 12 feet above flood stage. Since 2010, Nashville has significantly strengthened its floodplain regulations and invested in flood mitigation infrastructure, but the city remains one of the highest flood-risk metros in the Southeast.

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FEMA Flood Zones in Nashville

100-Year Floodplain (Detailed)

BFE established along the Cumberland River, Mill Creek, Whites Creek, Richland Creek, and Harpeth River. Flood insurance required for federally backed mortgages. Significantly expanded after the 2010 flood.

100-Year Floodplain (Approximate)

No detailed BFE study. Found along smaller tributaries and drainages throughout Davidson County.

X (shaded)

500-Year Floodplain

Moderate risk. The 2010 flood exceeded the 500-year floodplain in many areas, putting these zones at greater risk than previously understood.

X (unshaded)

Minimal Risk

Outside 500-year floodplain. Most of Nashville. However, the 2010 flood demonstrated that extreme events can reach well beyond mapped zones.

Flood Insurance Costs in Nashville

Zone AE (Cumberland River): $2,000–$6,000/year
Zone AE (Mill Creek/tributaries): $1,500–$4,500/year
Zone X (shaded): $400–$1,000/year if purchased voluntarily
Zone X (unshaded): $300–$600/year (Preferred Risk Policy)
Post-2010 map updates expanded flood zones, increasing mandatory insurance area
Risk Rating 2.0 factoring in Cumberland River basin flood history

Building Requirements in Flood Zones

AE zones: lowest floor at or above BFE; Nashville requires 3-ft freeboard (one of the highest in the nation)
No fill in the 100-year floodplain for residential construction
Floodway: no development permitted; expanded after 2010 flood mapping update
Substantial improvement (>50% of value) triggers full floodplain compliance; Nashville counts cumulative improvements
Stormwater detention required for all new development over 10,000 sq ft
Metro Nashville Stormwater uses post-2010 flood data for review, which may exceed FEMA maps

How to Check Flood Risk in Nashville

1
Check your flood zone
Enter your Nashville address into ReadyPermit or FEMA's Flood Map Service Center. Metro Nashville Water Services maintains detailed flood maps updated after the 2010 flood.
2
Check 2010 flood inundation
Metro Nashville provides 2010 flood inundation maps showing actual flood extent. If your property was flooded in 2010, you face elevated risk even if outside current FEMA zones.
3
Get an Elevation Certificate
Required for insurance in A/AE zones. Hire a Tennessee-licensed surveyor ($350–$550). Critical for determining 3-ft freeboard compliance.
4
Obtain flood insurance
Required for A/AE zones with federally backed mortgages. Strongly recommended for any property that was in the 2010 flood footprint, regardless of current zone designation.
5
Review building requirements
Nashville's 3-ft freeboard requirement is one of the strictest in the nation. Check Metro Nashville Stormwater for all floodplain, detention, and construction requirements.
6
Check cumulative improvement rules
Nashville tracks cumulative improvements to structures. Once total improvements reach 50% of building value over time, full flood compliance is triggered. This is stricter than FEMA's single-project threshold.
7
Monitor river levels
NWS provides Cumberland River flood forecasts. Nashville's flood warning system provides alerts. Sign up at Nashville.gov for emergency notifications.

Frequently Asked Questions — Nashville Flood Zones

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Can I Build in Nashville?

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