River Property FAQ's
River Front Property
Frequently Asked Questions
What rivers are in the Suwannee Valley area? The Suwannee River (of course), the Withlacoochee, the Alapaha (mostly dry), the Ichnetucknee and the Sante Fe.
Do the rivers ever flood? Yes. They tend to flood every 5 - 8 years following heavy rains both in our area and in GA. All these rivers can come significantly over their banks. In some areas, you can see water lines 20 or more feet up into the trees.
What are the flood zones and what do they mean? Until recently the flood zones were known as the 2 year, 10 year, 100 year (all known also as A or AE) and the 500 year (X). This would lead one to believe that in the 100 year flood zone that you could expect a flood no more than 100 years. This would be INCORRECT! What it actually means is that there is a 1 in 100 chance of a flood in any given year. The 500 year or zone X is the highest level we have here and flood insurance is not needed for a home built in that flood zone. It is very unlikely to find river property outside of A or AE.
Is all river front property buildable? The simple answer is no. Buildability is frequently determined by whether or not a septic tank can be legaly installed on a property. While codes change, the last I heard is that the property has to be at least 2 feet above the 10 year flood zone for an area big enough for the tank and drain field. Unless the property is in the 500 year flood zone you cannot utilize a standard septic tank and need at least an aerobic possibly with other systems as well.
How is buildablity determined? To determine buildablity, the first step is an elevation survey. Unless the seller already has one, this is considered to be a buyers expense. This survey will help determine if a septic tank can be permitted and in the general sense, what kind. The elevation survey will also tell you how high you need to build.
How high do you need to build? In 1991, building codes were put into place that specified how and where building needed to be done. In regards to river property or any property under the 500 year flood zone (zone X), homes (including mobile homes) must be elevated at least 1 foot above the 100 year flood zone. Higher will often garner discounts from flood insurance companies.
Are there other restrictions to how you can build on the river? Yes. The main one is that it is required that homes built (or installed) after September of 1991 be set back from the river bank by 75 feet or more. The distance is measured from the high water bank, not down by the water.
What if I want to be an established home that was built prior to 1991? Will I have to tear it down? Homes built prior to 1991 are grand-fathered in. It is possible if the home gets more than 51% of the structure damaged that it may be required to be rebuilt to current code. You wil need to talk the building department for the county that the subject property resides for further questions on this subject.
Is any there any dangerous wildlife? If you are this far into this website, I'm sure that you are somewhat familiar with Florida. Yes we have snakes. Yes some of them are venomous; almost all will leave you alone if you let them. Florida is known for their alligators. I personally saw alligators on a daily basis living in Pinellas Park. I've lived in Live Oak for 9 years now and have only seen one small one. We do have bobcats, FL Panthers, otters, opposums, raccoons, armadillos, many birds of prey and black bears (in some counties). All of which would prefer to leave you alone. I do not recommend leaving very small dogs outside unattended as you are likely to have an unwelcome visit from a large owl or hawk. Other than that, be aware and enjoy.
Access to the gulf and the size of boats on the river? The southern part of Suwannee and Columbia counties along with the Lafayette county tend to have deeper water and therefor access to the gulf. The Withlacoochee, Alapaha (when it has water) and the Suwannee in the north part of Suwannee and Hamilton counties tend to have shallower water. Most of the boat traffic in this area tends to be kayaks, canoes, John boats etc. and as a result is quieter. In the deeper water, you tend to have bigger boats, jet skis, a lot more traffic etc. This information may determine which area of the rivers you may want to live.
