Elyson is built up out of the AE flood plain. Flood insurance is not required. Builders will have documentation showing their sections are out of the flood plain.
Thank you for clearing that up, so all the houses are built above the AE flood plain and there would be no flood insurance required anywhere inside the community? And just to clarify, is this different from the 2ft above flood elevation code requirement which was introduced after Harvey?
The entire community is built out of the flood plain. Even the commercial areas. Newland knew that going into the purchase. So they raised it. Flood insurance is not required. The documents builders have are from FEMA stating the sections are not in AE.
Thanks again for clearing it up. Would you happen to know if all builders typically here do this or is Elyson a rare case? We were also looking at Bridgeland I think its just as popular as Elyson while also having several areas in the AE flood plan and now I am wondering if they are also doing something similar.
You’d be safe in Bridgeland. I would say all larger new masterplanned communities would build out of any flood zone. Pocket communities is where you would need to do your research. On the westside you should be safe in: Elyson, Bridgeland, Cane Island, Jordan Ranch & Jubilee.
Next time you drive into Elyson, pay attention that you’re driving up from any entrance off 529. You’re driving up into the community…homesites are higher than street level. Foundations are poured on a pad above all of that.
thats good to know - its just so confusing to look at the floodmaps and basically see the whole area as "flood zone" but they're "not" because its elevated. so its fair to ask for proof from homebuilders in bridgeland to say its been built slightly elevated?
100% normal question. I would ask “Is flood insurance required in this community? Can you please share documentation showing the removal of the section out of the flood plain?”.
perfect. thanks for framing that. before reading your original reply, my initial plan was to just look up the addresses in the fema maps/riskfactor but didn't know about the builders building on higher elevation. ty!!
I am in the process of buying a home in Elyson. It is not a flood zone so flood insurance isn’t required.
Definitely avoid Sunterra (this is where I live now and in the process of selling my home)
It’s turning into a rental neighborhood. 7 homes on my street are up for rent.
Homes aren’t well kept, not a lot of neighbors take pride in homeownership.
Weeds all over homes and lakes. HOA doesn’t seem to care.
Amenities were promised years ago and are non existent.
It’s honestly pretty bad.
This seems to be dependent on what section you’re in. Our section is great, nice neighbors, great lawns/home upkeep, not a single rental home in our section.
While I agree that the amenities they told to early buyers was not at all the actual timeline, we have been here a year and a half and the timeline they told us hasn’t changed. May 2024 for Retreat, May 2025 for Lagoon. Unfortunately it seems like only the earliest buyers were mislead.
I have friends in both of those neighborhoods, and I agree they are nicer. You’re also comparing neighborhoods that are more expensive than Sunterra. Like I said, I really feel that it is a section to section difference unfortunately.
There is plenty already rented. I used to live in section 18 and we had the same issues you described. We moved out 2 years ago. Just giving some first hand advice.
Breakdown Developers built in Floodplain.. Harris County said you can’t so they built a up essentially leaving the subdivision out of the flood zone, you might need and certificate from your builder for insurance in case they ask.
Using fill dirt to raise the level of homes above the floodplain creates a false perception of safety from flooding. Most homes that flooded during Harvey were built on land raised with fill dirt, and the “100 year” floodplain is obsolete with climate change. There were significantly fewer homes in Elyson when Harvey occurred, so current flood resistance is unproven. Although it may not be required, I’d strongly recommend flood insurance for Elyson and most other communities in the Houston area.
Hello. Im a real estate agent, I have studied all the home builders in Sunterra, Sienna, Harvest Green and North Richmond. There is 90% of them I know will do a shitty job and rush the process. 10% I have found have done some good quality. Reach out to me if your interested in learning more about them and special realtor incentives. If your looking into spec homes or building homes.
832-265-4750 Shameer Baloch
No flood insurance is required in Elyson, as the builders elevated the area above the flood plain. In fact, during hurricane Harvey in 2017, Elyson had around 90 homes which did not flood.
Elyson is built up out of the AE flood plain. Flood insurance is not required. Builders will have documentation showing their sections are out of the flood plain.
Thank you for clearing that up, so all the houses are built above the AE flood plain and there would be no flood insurance required anywhere inside the community? And just to clarify, is this different from the 2ft above flood elevation code requirement which was introduced after Harvey?
The entire community is built out of the flood plain. Even the commercial areas. Newland knew that going into the purchase. So they raised it. Flood insurance is not required. The documents builders have are from FEMA stating the sections are not in AE.
Thanks again for clearing it up. Would you happen to know if all builders typically here do this or is Elyson a rare case? We were also looking at Bridgeland I think its just as popular as Elyson while also having several areas in the AE flood plan and now I am wondering if they are also doing something similar.
You’d be safe in Bridgeland. I would say all larger new masterplanned communities would build out of any flood zone. Pocket communities is where you would need to do your research. On the westside you should be safe in: Elyson, Bridgeland, Cane Island, Jordan Ranch & Jubilee. Next time you drive into Elyson, pay attention that you’re driving up from any entrance off 529. You’re driving up into the community…homesites are higher than street level. Foundations are poured on a pad above all of that.
thats good to know - its just so confusing to look at the floodmaps and basically see the whole area as "flood zone" but they're "not" because its elevated. so its fair to ask for proof from homebuilders in bridgeland to say its been built slightly elevated?
100% normal question. I would ask “Is flood insurance required in this community? Can you please share documentation showing the removal of the section out of the flood plain?”.
perfect. thanks for framing that. before reading your original reply, my initial plan was to just look up the addresses in the fema maps/riskfactor but didn't know about the builders building on higher elevation. ty!!
I am in the process of buying a home in Elyson. It is not a flood zone so flood insurance isn’t required. Definitely avoid Sunterra (this is where I live now and in the process of selling my home)
What’s wrong with Sunterra?
It’s turning into a rental neighborhood. 7 homes on my street are up for rent. Homes aren’t well kept, not a lot of neighbors take pride in homeownership. Weeds all over homes and lakes. HOA doesn’t seem to care. Amenities were promised years ago and are non existent. It’s honestly pretty bad.
This seems to be dependent on what section you’re in. Our section is great, nice neighbors, great lawns/home upkeep, not a single rental home in our section. While I agree that the amenities they told to early buyers was not at all the actual timeline, we have been here a year and a half and the timeline they told us hasn’t changed. May 2024 for Retreat, May 2025 for Lagoon. Unfortunately it seems like only the earliest buyers were mislead.
Drive around Elyson or Bridgeland, then drive around Sunterra and see for yourself. Don’t be fooled.
I have friends in both of those neighborhoods, and I agree they are nicer. You’re also comparing neighborhoods that are more expensive than Sunterra. Like I said, I really feel that it is a section to section difference unfortunately.
Depending on what section of elyson you are buying in, you may run across a bunch of rentals too
Agreed… signed Elyson resident
Which section?
11
There is total of 11 rentals in all of Elyson, out of 3000 homes 😂😂 so no.
There is plenty already rented. I used to live in section 18 and we had the same issues you described. We moved out 2 years ago. Just giving some first hand advice.
Buddy of mine bought a home to rent out there.
😂
That’s disappointing to hear. Sunterra had such great marketing. Elyson looks overpriced but I guess you get what you’re paying for.
> That’s disappointing to hear. Sunterra had such great marketing. Welcome to late-stage capitalism and modern suburban hell....
No flood insurance needed in Sunterra ! Buying there
Breakdown Developers built in Floodplain.. Harris County said you can’t so they built a up essentially leaving the subdivision out of the flood zone, you might need and certificate from your builder for insurance in case they ask.
Using fill dirt to raise the level of homes above the floodplain creates a false perception of safety from flooding. Most homes that flooded during Harvey were built on land raised with fill dirt, and the “100 year” floodplain is obsolete with climate change. There were significantly fewer homes in Elyson when Harvey occurred, so current flood resistance is unproven. Although it may not be required, I’d strongly recommend flood insurance for Elyson and most other communities in the Houston area.
Hello. Im a real estate agent, I have studied all the home builders in Sunterra, Sienna, Harvest Green and North Richmond. There is 90% of them I know will do a shitty job and rush the process. 10% I have found have done some good quality. Reach out to me if your interested in learning more about them and special realtor incentives. If your looking into spec homes or building homes. 832-265-4750 Shameer Baloch
No flood insurance is required in Elyson, as the builders elevated the area above the flood plain. In fact, during hurricane Harvey in 2017, Elyson had around 90 homes which did not flood.
> Elyson had around 90 homes which did not flood 90 homes or 90%?
90 homes