Beverly Hills is dry. Ninety six percent Zone X, ninety three percent excessively drained sand, twelve percent with any wetland nearby. The thing that costs money here walks.
Check any Beverly Hills lot in secondsFlood zone, wetlands, soil, owner and zoning, in one search.See how it worksWe sampled 121 points on an even grid across Beverly Hills on 15 September 2026 and ran each against the same public layers the app queries: FEMA's National Flood Hazard Layer, the US Fish and Wildlife National Wetlands Inventory on the point and within 500 feet, and the USDA soil survey. Soil figures come from 121 of those points, because the survey does not cover open water. These are measured numbers, not estimates.
FEMA answered for 117 of the 121 points and the flood percentages are of those 117.
Everything the water layers measure comes back clean in Beverly Hills. Four percent in a flood hazard area, one percent with wetland on the lot, a water table nearly two feet down.
What that dry sandy upland is, from a tortoise's point of view, is ideal habitat. Citrus County has plenty of both. A relocation permit is priced per animal, not per lot, so a parcel with several active burrows carries a cost that appears nowhere on the listing and that you discover after you are committed unless you check first.
It is the reason a Beverly Hills lot that reads perfectly on flood, wetlands and soil can still be the wrong buy, and it is the single most useful thing to check here before you offer.
Ninety six percent Zone X, four percent Zone AE. One percent of points had wetland on the lot and twelve percent had wetland within 500 feet.
For comparison, Crystal River, twenty minutes away in the same county, is ninety eight percent inside a flood hazard area with forty percent wetland on the lot. Citrus County contains both extremes, which is exactly why a county level rule of thumb will lose you money here.
Ninety three percent excessively drained, five percent well drained, two percent somewhat poorly drained. The median seasonal high water table sat twenty three inches down.
The other side of excessively drained sand is that it holds no water, so landscaping needs irrigation, and the karst limestone underneath is the same formation that produces sinkholes in Hernando County to the south.
Species first, then road surface, power and zoning. The water layers you can screen quickly. Citrus County publishes its parcel and zoning data and the app reads it directly.
Almost all Zone X. FEMA answered for 117 of 121 evenly sampled points on 15 September 2026: 96% Zone X and 4% Zone AE, so only 4% sits inside a special flood hazard area.
Yes. 93% of soil samples came back excessively drained and another 5% well drained, with a median seasonal high water table 23 inches down. That is a conventional septic system on almost every lot.
Very few. 1% of sampled points had wetland on the point and 12% had wetland on the lot or within 500 feet.
This is the market where it matters most. Beverly Hills is dry sandy upland in Citrus County, which is prime gopher tortoise habitat, and a relocation permit is priced per animal. On a low cost lot several active burrows can be a large share of what you paid.
See every market we cover in Florida.
Check a lot in Beverly HillsSee what it checks, then create an account. Seven days free, no card.