Are the new FEMA flood maps changing how you look at Brookside homes? You are not alone. Insurance, lending, and renovation plans can all shift when maps update, and the process can feel confusing. In this guide, you will learn what changed, how it may affect a Brookside purchase, and the steps to take so you can move forward with confidence. Let’s dive in.
What changed in Tulsa’s flood maps
FEMA released revised preliminary Flood Insurance Rate Maps for parts of Tulsa County in late 2024, and opened a formal public appeal and comment period for City of Tulsa maps beginning February 27, 2025. You can confirm the announcement details in FEMA’s notices on the preliminary maps and the appeal period.
These maps are preliminary and subject to appeals. After FEMA resolves appeals, it sets effective dates for final FIRMs. The Federal Register shows how FEMA posts these final determinations for communities, which is the signal that maps are official for lending and permitting purposes. You can review that process in the Federal Register’s final flood hazard determinations.
Bottom line, verify whether the Brookside address you are considering is shown on an effective map or a preliminary panel. Status can change as appeals are resolved.
How this affects your Brookside purchase
Lender requirements and SFHAs
If a property is in a FEMA Special Flood Hazard Area, most federally backed mortgages require flood insurance. A future map change that places a property in an SFHA can trigger this requirement once the maps become effective, or sooner if a lender uses preliminary data during underwriting. You can read FEMA’s guidance on flood zone changes and removal options on the FEMA flood mapping page.
Insurance pricing under Risk Rating 2.0
NFIP premiums now reflect property-specific risk under Risk Rating 2.0, not just zone labels. That means costs can change even if the zone does not. If a Brookside home is newly mapped into an SFHA, it may qualify for the NFIP’s “newly mapped” transitional pricing if coverage is purchased within the allowed window and kept active. Learn the basics of Risk Rating 2.0 from this overview and FEMA’s newly mapped property guidance.
Because the City of Tulsa participates in FEMA’s Community Rating System at Class 1, eligible NFIP policies in city limits can receive up to a 45 percent discount on the NFIP full-risk portion. That discount can materially lower premiums for Brookside addresses inside city limits. See the City’s CRS Class 1 announcement for details.
Local context in Brookside
Brookside’s western edge sits along the Arkansas River, and Crow Creek influences parts of the northern area. This proximity increases the chance that some parcels fall within the mapped floodplain or have higher Base Flood Elevations. Treat each address individually and avoid broad neighborhood assumptions.
The City of Tulsa can confirm whether a property is in or out of the SFHA on the current effective map, share any recorded BFEs, and check for available elevation certificates. Start with the City’s Floodplain Determination service. For map references, the City also maintains a Floodplain Map Atlas.
Permit and renovation impacts
When new FIRMs become effective, local floodplain regulations typically update to reflect them. That can change required elevations for new builds and substantial improvements. If you plan to add on or renovate, contact the City’s Floodplain Administrator early through the Floodplain Determination service to understand permit triggers and elevation certificate needs.
What to do next: a Brookside buyer checklist
- Confirm map status for the exact address. Use FEMA resources referenced in the preliminary maps and appeal period notices to distinguish preliminary from effective panels.
- Request a City floodplain determination. Ask for current zone status, BFEs, any available elevation certificate, and whether the address sits inside City of Tulsa limits for CRS discount eligibility. Start with the City of Tulsa Floodplain Determination.
- Ask the seller for documents. Request existing elevation certificates, prior flood insurance claims history, and repair records.
- Get flood insurance quotes early. Compare NFIP and private options, and ask about “newly mapped” eligibility and Tulsa CRS discounts. Use the Risk Rating 2.0 overview as context when discussing pricing.
- Consider LOMA or LOMR-F if appropriate. If the house sits on natural high ground or elevated fill, a FEMA LOMA can remove the mandatory purchase requirement for many loans. Review FEMA’s LOMA guidance and talk with a surveyor.
- Align your contract with flood checks. Add contingencies tied to final lender approval of insurance availability and cost, and to confirming map status.
Timeline reminders
- Preliminary maps are proposals, not final. Appeals can change boundaries or elevations.
- Final effective dates are set after appeals are resolved. Watch for FEMA’s formal postings in the Federal Register.
- Insurance and permitting decisions typically rely on effective maps or a FEMA LOMA, so verify the current status before you waive contingencies.
With the right steps, you can buy confidently in Brookside, even while maps are in motion. If you want a local operator’s perspective on risk, insurance, and deal structure as you evaluate a home or investment, connect with Howard Grant to talk strategy.
FAQs
Are the new FEMA flood maps for Tulsa final yet?
- FEMA released revised preliminary maps in 2024 and opened a City of Tulsa appeal period on February 27, 2025, so status is still subject to change until FEMA sets effective dates; verify the current panel for your address using FEMA’s notices and the City’s determination service.
Will my lender require flood insurance on a Brookside home?
- If the structure is in a Special Flood Hazard Area and the mortgage is federally backed, most lenders require flood insurance, although a successful FEMA LOMA can remove the federal mandatory purchase requirement subject to lender discretion.
How much could flood insurance cost if my home is newly mapped in?
- Under Risk Rating 2.0, pricing is property specific and newly mapped properties may qualify for transitional rates if purchased within the allowed window; City of Tulsa CRS discounts can further reduce NFIP premiums for eligible addresses, so get quotes early.
How can I check if a specific Brookside address is affected?
- Search the address using FEMA resources referenced in the preliminary and appeal notices, then request a City floodplain determination for an official in or out call, any BFEs, and available elevation certificates.
What is a LOMA and when should I consider it?
- A Letter of Map Amendment is FEMA’s process to remove a property from the SFHA when it sits on natural high ground or elevated fill, which can eliminate the federal insurance purchase requirement for many loans if approved.
