What the zone letters mean
FEMA says a special flood hazard area (SFHA) is the area that floods in the flood with a 1 percent chance of being equaled or exceeded in any given year. FEMA lists the A zones (A, AE, AH, AO and related) and the V zones (V, VE and related) as SFHA labels. Zone X (shaded) is a moderate hazard between the base flood and the 0.2 percent chance flood. Zone X (unshaded) is a minimal hazard outside the SFHA.
Source: FEMA glossary, flood zones, read November 6, 2026. That page does not define the base flood elevation, so we do not define it here.
The 50 percent rule
FEMA defines a substantial improvement as work "the cost of which equals or exceeds 50 percent of the market value of the structure" before construction starts, and says the term also covers structures with substantial damage. A pool is not a house, so ask the city whether and how it counts a pool, a screen enclosure and any work on the house done in the same project. Do not assume either answer.
Source: FEMA glossary, substantial improvement, read November 6, 2026.
What Hurricane Ian recorded in Cape Coral
The National Hurricane Center's report on Hurricane Ian says the storm made landfall on the barrier island of Cayo Costa at 1905 UTC on September 28, 2022, with an estimated intensity of 130 knots, about 150 miles per hour. For this area it records:
- Maximum storm surge inundation of 6 to 9 feet above ground level in Pine Island, Cape Coral and other communities along the mouth of the Caloosahatchee River.
- A water level sensor in Cape Coral that was lost or destroyed during the storm.
- In Lee County, at least 52,514 structures impacted, of which 5,369 were destroyed and 14,245 received major damage.
- Storm surge as the deadliest hazard, with 41 deaths, 36 of them in Lee County.
Source: National Hurricane Center, Tropical Cyclone Report: Hurricane Ian (AL092022), read November 6, 2026.
Questions to ask
- Is my lot in an A, AE, V or X zone on the current flood map, and is there an elevation certificate for the house?
- Does the city ask for an elevation or flood review for a pool, and does the pool equipment have to sit at a certain height?
- If I also remodel the house, does the 50 percent rule count the pool, the cage and the house work together?
- How would the pool be shut down and secured before a storm?
- Does my homeowners and flood insurance say anything about the pool, the cage or the equipment? Ask your agent in writing.
FEMA's Flood Map Service Center can show the zone for an address. You can also ask the City of Cape Coral or your insurance agent. FEMA's definitions are on its flood zones glossary page.
Frequently asked questions
What is a special flood hazard area?
FEMA describes it as the area that floods in the flood that has a 1 percent chance of being equaled or exceeded in any given year. FEMA also calls that flood the base flood or 100-year flood.
What is the 50 percent rule?
FEMA defines a substantial improvement as work whose cost equals or exceeds 50 percent of the market value of the structure before the work starts. It also covers structures that have been substantially damaged. Ask the city how it counts a pool project that comes with work on the house.
Did Hurricane Ian flood Cape Coral?
The National Hurricane Center report says maximum storm surge flooding of 6 to 9 feet above ground level occurred in Pine Island, Cape Coral and other communities along the mouth of the Caloosahatchee River.