What the rule says
Citizens Property Insurance has been phasing in a flood insurance requirement by home value. From January 1, 2027 the last step takes effect: every personal home policy with Citizens that includes wind coverage must also have flood insurance, whatever the home's value.
Condo unit policies are exempt. The rule applies whether or not your home sits in a high-risk flood zone.
Why it matters in Brandon
Homeowners policies, including Citizens policies, do not pay for damage from rising water. During Hurricane Milton in October 2024 a Brandon street mapped as Zone X was left under several feet of water, and the Alafia River at Lithia reached its highest level since 1933.
On average, 40% of federal flood claims come from outside high-risk areas. A flood zone on a map describes probability, not a boundary that water respects.
What to do before your renewal
The steps are simple, but the timing is not. Federal flood policies normally start 30 days after purchase, so a policy bought in the last week of December will not be in force on January 1.
- Find your Citizens renewal date and work back at least 30 days.
- Ask for quotes from both the federal program and private flood insurers.
- Check that the Hillsborough County community discount is applied to a federal policy.
- Keep the flood declarations page, since Citizens will ask for proof of coverage.
What a flood policy costs and covers
The federal program covers up to $250,000 for a home and $100,000 for contents. Private insurers can offer higher limits, and some pay temporary living costs, which the federal program does not.
Unincorporated Hillsborough County, including Brandon, improved its community rating on October 1, 2026, which gives a 30% discount on federal flood policies. Homes in lower-risk zones usually pay less than homes in high-risk zones.
This article is general information, not advice about your policy. Coverage, eligibility and prices depend on the insurer and your circumstances. Written by A&D Insurance Services and published October 10, 2026.
