Flood Zones: Horn Lake vs Southaven
How do flood zones rules compare between Horn Lake, MS and Southaven, MS?
Horn Lake and Southaven have similar restriction levels.
Horn Lake, MS
Desoto County
Horn Lake participates in the FEMA National Flood Insurance Program (NFIP) and enforces a Flood Damage Prevention Ordinance through Chapter 18 of the Code of Ordinances. The city sits in the Coldwater River watershed; Horn Lake Creek, Cow Pen Creek, and Rocky Creek are mapped sources of riverine flooding. Federal NFIP rules at 44 CFR Parts 59-60 set baseline standards: lowest floor at or above the Base Flood Elevation, anchoring, manufactured-home tie-downs, and a 50% substantial improvement / damage rule. The current DeSoto County Flood Insurance Study (FEMA panel 28033C) governs map data; verify your flood zone via msc.fema.gov.
View full Horn Lake rules →Southaven, MS
Desoto County
Southaven participates in the National Flood Insurance Program (NFIP) and enforces a Flood Damage Prevention Ordinance under Mississippi authority. Effective flood maps for DeSoto County and Southaven (FIRM panels under community 28033C) became effective June 4, 2007. Major flood sources include Cow Pen Creek, Southaven Creek, Horn Lake Creek, and Rocky Creek; urbanization of the floodplain has caused damaging floods historically (1973 and 1975).
View full Southaven rules →Key Facts Comparison
| Fact | Horn Lake | Southaven |
|---|---|---|
| NFIP Status | Participating community | - |
| Local Ordinance | Code of Ordinances Chapter 18 | - |
| FEMA Study | DeSoto County FIS (panel 28033C) | - |
| Mapped Creeks | Horn Lake Creek, Cow Pen Creek, Rocky Creek | - |
| Substantial Improvement | 50% of pre-event market value | - |
| Federal Rules | 44 CFR Parts 59-60 | - |
| Permit Authority | Horn Lake Planning and Development | - |
| Map Lookup | msc.fema.gov | - |
| FIRM Effective Date | - | June 4, 2007 |
| Community Panel Suffix | - | 28033C (DeSoto County, MS) |
| NFIP Participation | - | Active (per MEMA) |
| Major Flood Sources | - | Cow Pen, Southaven, Horn Lake, Rocky Creeks |
| Historic Floods | - | 1973 and 1975 (per FIS) |
| State Coordinator | - | Mississippi Emergency Management Agency |
| Model Ordinance | - | MEMA Model B-E Flood Damage Prevention Ord. |
Highlighted rows indicate differences between cities.
Horn Lake FAQ
Is my Horn Lake property in a flood zone?
Look up your address at the FEMA Flood Map Service Center (msc.fema.gov) using the DeSoto County, Mississippi panels (FIS study 28033C). Properties along Horn Lake Creek, Cow Pen Creek, and Rocky Creek are the most commonly mapped Special Flood Hazard Areas (Zone A or AE) in the city. Your mortgage lender will require flood insurance if you're in a high-risk SFHA, and Horn Lake's Chapter 18 ordinance applies to any new construction or substantial improvement there.
What is the substantial improvement rule for Horn Lake flood-zone homes?
Under 44 CFR § 59.1 and Horn Lake's Chapter 18 Flood Damage Prevention ordinance, repairs, additions, or improvements valued at 50% or more of the structure's pre-event market value require the entire structure to be brought into full compliance with current Flood Insurance Rate Map standards - including elevating the lowest floor to or above the Base Flood Elevation. Storm damage and remodeling both count. Track all permits and contractor invoices.
Southaven FAQ
Is my Southaven property in a flood zone?
Use the FEMA Flood Map Service Center (msc.fema.gov) or the DeSoto County GIS Hub to look up your address against effective FIRM panels under community 28033C, in effect since June 4, 2007. Properties in Zones A or AE are inside the Special Flood Hazard Area and subject to Southaven's Flood Damage Prevention Ordinance.
Do I need a permit before building near a Southaven creek?
Yes. Construction or substantial improvement within a Special Flood Hazard Area requires a flood development permit from the City of Southaven, with elevation or floodproofing to the Base Flood Elevation as required by the Flood Damage Prevention Ordinance and NFIP minimum standards under 44 CFR Part 60.
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