South Gulf Cove returned two hundred percent results. Every one of our 121 points had wetland on the lot or within 500 feet, and every one of them came back poorly drained. Eighty four percent also sits in flood Zone AE. This is the most exposed market we have measured in Florida.
Check any South 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 South 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 returned an answer for 115 of the 121 points; the flood percentages above are of those 115. The six that returned nothing are open water, which is what you would expect in a canal subdivision.
One hundred percent of points had wetland on the lot or within 500 feet. Not ninety six like Indian Lake Estates, not eighty nine like Port St. Lucie. All of them.
But only one percent had wetland mapped on the point itself. That combination is the signature of a canal community: the water is never on your parcel and it is never more than a couple of hundred feet away. It still drives setbacks, drainage design and permitting time, and it means the delineation conversation happens on every lot here rather than on some of them.
One hundred percent of soil samples came back poorly drained. One class, across the whole grid, the same uniformity we found in Vero Lake Estates. The median seasonal high water table sat twelve inches down.
Eighty four percent Zone AE, sixteen percent Zone X. Nothing else.
Eighty four percent inside a special flood hazard area is the highest we have measured anywhere in Florida, well ahead of Vero Lake Estates at sixty five percent and Hudson at fifty six.
The one mercy is that it is AE rather than A. Zone AE publishes a base flood elevation, so the fill, the pad height and the insurance can all be worked out before you offer. In Daytona Park Estates, where almost half the market is Zone A, you cannot do that without paying a surveyor first.
Assume the flood zone rather than hoping for it, and price the elevation requirement into every lot. Then check the wetland line position, because at one hundred percent adjacency the question is only how close. Then utilities and scrub jay, both of which vary block by block in Charlotte County. The app answers all of it in about ten seconds.
Overwhelmingly Zone AE. Of 121 evenly sampled points on 15 September 2026, FEMA answered for 115 and 84% of those came back Zone AE, with 16% Zone X. That is the highest share inside a special flood hazard area of any Florida market we have measured. Zone AE means 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. Only 1% had wetland mapped on the point itself, so the pattern is wetland immediately adjacent rather than on your parcel, which is what a canal community looks like in the National Wetlands Inventory.
Uniformly. All 121 soil samples came back poorly drained, not one point of anything else, with a median seasonal high water table 12 inches down.
That is your call. What the data says is that the flood zone question is already answered on most lots here, so the work is pricing the elevation requirement and the fill rather than hoping to find a lot that avoids it.
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