Our Brooksville sample came back with four different flood zones in one town, and soil that looks nothing like Spring Hill a few miles away. This is a market where the county level rule of thumb will lose you money.
Check any Brooksville lot in secondsFlood zone, wetlands, soil, owner and zoning, in one search.See how it worksWe sampled 121 points on an even grid across Brooksville 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 120 of those points, because the survey does not cover open water. These are measured numbers, not estimates.
FEMA answered for 111 of the 121 points and the flood percentages are of those 111.
Seventy eight percent Zone X, fifteen percent Zone AE, five percent Zone A, three percent Zone AH. Most markets return two zones. Brooksville returned four.
Each one is a different purchase:
Twenty three percent of the market is in one of the last three, and which one matters more than the fact of it.
Spring Hill, the same county, measured ninety six percent excessively drained sand, the driest soil we have found anywhere in Florida.
Brooksville came back fifty one percent somewhat poorly drained and thirty four percent poorly drained, with only eleven percent well drained. The median seasonal high water table sat twenty three inches down, which is comfortable, but the drainage classes are a different market entirely.
Two towns, one county, opposite soil. That is the clearest argument on this site for checking the parcel rather than the postcode.
Hernando publishes three separate sinkhole datasets and the app checks all three within 250 feet of any lot you search: holes with a completed stabilisation permit, holes with no repair on record, and the state geology database's verified sinkholes. An unrepaired sinkhole nearby is a rebuild cost rather than a discount.
Three percent of the sample had wetland mapped on the point and forty seven percent had wetland on the lot or within 500 feet. Low on the parcel, moderate nearby.
Which flood zone, specifically, because there are four of them here. Then the soil on that parcel rather than the county average. Then sinkholes and utilities. Hernando publishes service areas split into water and sewer, water only and sewer only, plus a separate electric service boundary, and the app reads all of them.
It depends on the street more than almost anywhere we have measured. FEMA answered for 111 of 121 evenly sampled points on 15 September 2026 and returned four different zones: 78% Zone X, 15% Zone AE, 5% Zone A and 3% Zone AH. That is 23% inside a special flood hazard area, split across three kinds.
A special flood hazard area where water ponds one to three feet deep rather than flowing. It carries the same mandatory insurance as AE with a mortgage, and it turns up rarely enough that people read it as a typo. It changes how a pad is designed.
Middling, which is unusual for Hernando County. 51% of soil samples came back somewhat poorly drained and 34% poorly drained, with only 11% well drained. The median seasonal high water table sat 23 inches down. Spring Hill next door is 96% excessively drained, so do not carry an assumption across the county line.
It is Hernando County, so yes. The county publishes three separate sinkhole datasets: holes with a completed stabilisation permit, holes with no repair on record, and the state geology database's verified sinkholes. Land in Seconds checks all three within 250 feet of any lot you search.
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