Ninety percent of Inverness sampled flood Zone X and seventy percent of the soil is excessively drained sand. What is not clean tracks the Tsala Apopka lake chain, which makes the exposure predictable by location rather than random.
Check any Inverness lot in secondsFlood zone, wetlands, soil, owner and zoning, in one search.See how it worksWe sampled 121 points on an even grid across Inverness 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 115 of the 121 points and the flood percentages are of those 115.
Ninety percent Zone X, ten percent Zone AE, and nothing in Zone A.
That is a better hazard profile than the headline number suggests. Zone AE publishes a base flood elevation, so a lot in it can be priced from the map: you know the pad height, the fill and the insurance before you offer. Zone A publishes nothing and needs a surveyor first.
Compare Silver Springs Shores, where thirteen percent is in a hazard area and every point of it is Zone A. Inverness has more hazard area and an easier one to deal with.
Seventy percent excessively drained, six percent well drained, eight percent moderately well drained. The median seasonal high water table sat twenty inches down.
The tail matters here though: six percent poorly drained and nine percent somewhat poorly drained. The market average is dry and a small share of it is not, which is exactly the situation a per parcel check exists for.
Two percent of the sample had wetland mapped on the point and twenty four percent had wetland on the lot or within 500 feet. That clusters around the Tsala Apopka chain, so it is predictable by where the lot sits.
Position relative to the lake chain, which the parcel check answers directly. Then gopher tortoise, because dry Citrus County upland is prime habitat and a relocation is priced per animal. Then road surface and power. Citrus County publishes its parcel and zoning layers and the app reads them for the exact parcel.
Mostly Zone X. FEMA answered for 115 of 121 evenly sampled points on 15 September 2026: 90% Zone X and 10% Zone AE. There was no Zone A in the sample, which means the hazard area that does exist carries a published base flood elevation you can build against.
Not many on the lot. 2% of sampled points had wetland mapped on the point itself and 24% had wetland on the lot or within 500 feet, most of it associated with the Tsala Apopka lake chain rather than scattered through the platted blocks.
Generally yes. 70% of soil samples came back excessively drained with a median seasonal high water table 20 inches down. But 6% came back poorly drained and 9% somewhat poorly drained, so the lot matters more than the average.
It sits in the middle. Citrus Springs is 98% Zone X and Beverly Hills 96%, both drier. Crystal River is 98% inside a flood hazard area, far worse. Inverness at 90% Zone X is closer to the dry end, with the lake chain accounting for most of what is not.
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