I'd check the FEMA flood maps as some of the lenders, depending on the loan, require this if it is in a flood plain. I'm not sure of the particulars but someone here might. Dogfish, where are you?

Chuck...thanks I had the same thought although the house sits up considerably higher than the river. I don't think flooding would be a problem for this particular property but I am looking into it.

It would be pretty hard to build in a flood plain if the properties are recently built. If they did it will come up instantly in the Title report as requiring flood insurance. The bank will be looking for that.

I have done a lot of FEMA flood insurance improvements (design), and reviews. Most of the City of Hoquiam, is built below mapped FEMA flood elevation.

RVW, don't let me sway your decision, but do give some serious thought to unknown future "takings" by government that aren't classified as "takings". In other words, they will gladly apply restrictions to streamside owners without paying for the loss of use.

Personally, I'd stay the Hell away from anything around the water. It's only going to get worse.

Title reports don't cover whether a property in a flood plain or not. Some of the flood maps are goofy anyway. A property that was at about the 120' elevation level about a 1/2 mile from Agate Passage whowed on FEMA's maps.

Thanks guys!

My RE agent said the house and upper pasture isn't in the flood plain but the lower pasture and pond is. That's not a big deal.

Slab I appreciate the advice but momma likes the property and it would be a kids' dream with the pond, zip line and tree house. I could raise a couple of head of Wagyu cattle for eatin' and have enough room to stretch out....which is getting tougher around here. I get claustrophopic in urban he.ll.

Another bonus of waterfront property is that they aren't making any more of it...holds its value very well.

Fish on...

Todd

"momma likes the property "

Reason enough to go for it!

LOL.....
Hard to argue with that.

BTW.....that pond will likely require fencing shortly. Don't say I didn't warn you.

Best of Luck to you and yours......really!

No net gain, at least of waterfront property, when California is underwater...

Other gains, of course, are incontrovertible

Fish on...

Todd

If you see my boats floating by when we get hit with the big one up here......feel free to keep them.....I'm sure I won't be around.

RvW,

I wouldn't assume the RE agent is providing accurate information about flood plain location, and a lot of other parameters as well. He very well might be, but I would never assume so.

Sg

Salmo---That's very true...and I don't. My RE agent is a very good friend, hunting and fishing partner and I and he are looking deeper. I've also got my mortgage guy doing some looking at flood insurance. The house sits quite a bit higher than the mean level of the property. I'll continue to look into it until I'm satisfied with the results.

Thanks Salmo and have a great weekend....this rain can't hurt the fun to be found.

Thanks ss.

Salmosalar----I'll be looking back to your advice and I appreciate it!

We all can get along....the internet is a great tool but a poor medium for folks that share a common interest/s.

I wish I was better at this stuff because there ain't many folks from this site that I wouldn't be happy to share a drink with or help out if they needed it.

Thanks for the great advice!

Here's a thought about "flood plains" that we are dealing with. Have a waterfront house, with a bulkhead. At the Perfect Storm situation (now)a really high tide, low barometric pressure, and onshore wind puts water at the back door. Any rise in sea level above where we are today makes this occur more often, at lower tides, and lower winds.

In this case, the "flood plain" is changing as the climate changes.

Well if we move forward with this house I have a lot of great info and a lot more questions to ask. I found out this morning that flood insurance is available as the community participates in the NFIP program. I'll be delving deeper and asking the questions you all have proposed.

Again thanks to all of you for your help!