Flood insurance cost · Berkeley County, SC
Flood insurance cost in Berkeley County, South Carolina
What homeowners with a National Flood Insurance Program policy actually pay, from FEMA's records of 5,557 home policies in force on August 31, 2026.
Median annual cost of NFIP flood insurance for a home
$846a year
Half of insured homes paid between $581 and $1,101. That is 11% less than the South Carolina median ($949). Most insured homes here are rated in zone AE (54%).
This is what policyholders paid, not a quote. Two neighbors can pay very different prices: NFIP prices depend on the building (elevation, foundation, number of floors, replacement cost), the coverage and deductible chosen and the distance to water (FEMA FloodSmart: premium factors). For a price for your building, ask an insurance agent. Private flood insurance is not included in these figures.
Cost by flood zone in Berkeley County
The flood zone on FEMA's map is one of the main price factors. Median and middle half of what insured homes paid, by the zone used to rate the policy.
| Flood zone | Median | Middle half (25th–75th percentile) | Average | Policies | vs last year |
|---|---|---|---|---|---|
| Zone VE / V High risk, coastal | $1,063 | $906–$1,178 | $1,200 | 17 (0%) | +5.4% |
| Zone AE High risk | $993 | $837–$1,191 | $1,082 | 2,997 (54%) | +8.2% |
| Zone A High risk | $968 | $856–$1,108 | $968 | 14 (0%) | +7.1% |
| Zone X Moderate to low risk | $584 | $494–$795 | $681 | 2,529 (46%) | +1.6% |
Not shown (fewer than 10 home policies): AO, AH, A99/AR, D. Shares are of all insured homes; a few policies have no rated zone. "vs last year" compares medians with policies in force a year earlier.
Cost by type of building
All NFIP policies in force in Berkeley County, by what they insure.
| Type of building | Policies | Median | Average |
|---|---|---|---|
| Single-family home | 5,376 | $857 | $906 |
| 2–4 unit building | 32 | $795 | $952 |
| Manufactured (mobile) home | 41 | $817 | $868 |
| Condo or apartment unit | 108 | $544 | $554 |
| Whole residential building (5+ units or condo association) One policy covers the whole building, so the cost is much higher than for a single home. | 165 | $2,976 | $3,572 |
| Non-residential building or unit Businesses, churches, farm buildings and other non-residential property. | 268 | $1,421 | $1,968 |
One year on: Berkeley County
Policies in force on August 31, 2026 compared with a year earlier. Nationwide, practically all policies in both years carry FEMA's Risk Rating 2.0 occupancy codes, so both years use the same pricing system. The policies are not the same: some were new, some lapsed.
| Aug 31, 2025 | Aug 31, 2026 | Change | |
|---|---|---|---|
| Home policies in force | 5,947 | 5,557 | −6.6% |
| Median annual cost | $801 | $846 | +5.6% |
| Average annual cost | $839 | $899 | +7.2% |
| All policies in force (any building) | 6,394 | 5,990 | −6.3% |
How many homes have flood insurance?
FEMA NFIP Residential Penetration Rates, data as of August 3, 2026: residential contracts in force divided by residential structures.
Flood claims history
Since 1978, NFIP policyholders in Berkeley County, South Carolina have filed 620 flood claims. 439 received a payment, for a total of $8,765,355 (an average of $19,967 per paid claim). The year with the most claims was 2015 (179 claims). Amounts are in dollars of the time, not adjusted for inflation.
All years with at least 10 claims (11)
Swipe the table sideways to see all columns.
| Year of loss | Claims | Paid claims | Total paid | Average per paid claim |
|---|---|---|---|---|
| 2024 | 41 | 34 | $1,486,943 | $43,734 |
| 2021 | 26 | 20 | $315,939 | $15,797 |
| 2018 | 10 | <10 | – | – |
| 2017 | 41 | 30 | $550,260 | $18,342 |
| 2016 | 110 | 90 | $2,774,983 | $30,833 |
| 2015 | 179 | 135 | $2,545,353 | $18,854 |
| 2013 | 11 | <10 | – | – |
| 2008 | 21 | 18 | $149,629 | $8,313 |
| 1998 | 11 | 10 | $27,157 | $2,716 |
| 1989 | 69 | 28 | $334,482 | $11,946 |
| 1987 | 10 | <10 | – | – |
From 2016 to 2026: 228 claims (counting only years with at least 10). 2026 is a partial year. Claims are counted where the insured property is; they include buildings and contents, homes and businesses.
ZIP codes in Berkeley County
ZIP codes with at least 300 NFIP home policies in force have their own page.
- ZIP 29410 · Hanahanmedian $978 · 479 homes
- ZIP 29445 · Goose Creekmedian $634 · 473 homes
- ZIP 29461 · unincorporated Berkeley Countymedian $794 · 568 homes
- ZIP 29486 · unincorporated Berkeley Countymedian $517 · 967 homes
- ZIP 29492 · Charlestonmedian $982 · 2,679 homes
Main NFIP communities in the county
Charleston (2,309 home policies) · Unincorporated Berkeley County (2,128 home policies) · Hanahan (493 home policies) · Goose Creek (442 home policies) · Moncks Corner (133 home policies) · Summerville (33 home policies)