Gulf Cove measures almost exactly like its neighbour South Gulf Cove. Eighty three percent Zone AE, every point with wetland within 500 feet, every point poorly drained. If you underwrite one you can underwrite the other.
Check any Gulf Cove lot in secondsFlood zone, wetlands, soil, owner and zoning, in one search.See how it worksWe sampled 121 points on an even grid across Gulf Cove 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 120 of the 121 points and the flood percentages are of those 120.
Gulf Cove and South Gulf Cove sit either side of the Myakka river mouth in Charlotte County, and our two independent samples came back within a point of each other on every measure:
| Gulf Cove | South Gulf Cove | |
|---|---|---|
| Zone AE | 83% | 84% |
| Wetland within 500 ft | 100% | 100% |
| Wetland on the lot | 1% | 1% |
| Poorly drained soil | 100% | 100% |
| Water table | 12 in | 12 in |
Two separate grids, two separate runs, the same answer. That is worth knowing because it means a buying rule you build for one of these works in the other, and it means neither market has a pocket of clean lots the other lacks.
Eighty three percent Zone AE, seventeen percent Zone X.
The seventeen percent outside the hazard area is the part worth hunting for, because an elevation requirement and a mandatory insurance premium are most of what separates a good lot from an average one here.
One hundred percent of points had wetland on the lot or within 500 feet, and one percent had it on the point itself. One hundred percent of soil samples came back poorly drained, with the water table twelve inches down.
When a layer returns a single value across an entire grid it usually means the market is homogeneous rather than that something went wrong, and here two independent layers agree. Plan for fill and a septic design on every lot.
Flood zone first, because it is the only layer that varies here. Then utilities and scrub jay, which do vary block by block in Charlotte County. The wetland and soil answers you can largely assume, which is unusual and makes this market quick to screen.
Overwhelmingly Zone AE. Of 121 evenly sampled points on 15 September 2026, FEMA answered for 120 and 83% came back Zone AE with 17% Zone X. Zone AE carries a published base flood elevation and mandatory flood insurance with a mortgage.
Every point we sampled had wetland on the lot or within 500 feet, all 121 of them, but only 1% had it mapped on the point itself. That is the same pattern as neighbouring South Gulf Cove and it is what a canal subdivision looks like in the National Wetlands Inventory.
Uniformly. All 121 soil samples came back poorly drained, with a median seasonal high water table 12 inches down. One soil class across the entire grid.
They are neighbouring Charlotte County communities on the Myakka river and they measure almost identically: 83% Zone AE here against 84% there, 100% wetland within 500 feet in both, 100% poorly drained soil in both. Treat them as one market for underwriting purposes.
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