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Southaven, MS Environmental Rules: Flood Zones (2026)

Significant Restrictions

Compiled from the official code textEditor Martyn O'NeillLast verified September 2026

FEMA flood zone rules in Southaven, MS, also called floodplain regulations or special flood hazard area (SFHA) rules, determine flood insurance requirements and elevation standards for new construction.

Key Facts

Permit required: Before any development in special or community flood hazard areas
Flood maps: FEMA Flood Insurance Study for DeSoto County, May 5, 2014
Administrator: The city engineer
Stream buffer: Five times stream width or twenty feet, whichever is greater
Maximum penalty: $500.00 fine or thirty days, or both
Floodway rule: No encroachments, including fill or new construction

FEMA Flood Zone Lookup

FEMA assigns every parcel in the U.S. a flood-hazard designation on its Flood Insurance Rate Maps (FIRMs). Zones starting with A or V are high-risk Special Flood Hazard Areas where federally backed mortgages require NFIP flood insurance. Zone X indicates moderate-to-minimal risk, where insurance is optional but often recommended. Your specific zone determines insurance cost, build elevation, and permit requirements in Southaven, MS.

Zone	What it means	NFIP required?
A	High-risk flood area; 1% annual chance flood, no detailed analysis.	Yes
AE	High-risk; same as A but with established Base Flood Elevations.	Yes
AH	High-risk shallow flooding (1-3 ft), usually ponding.	Yes
AO	High-risk shallow flooding (1-3 ft) with sheet flow on sloping terrain.	Yes
V	High-risk coastal zone subject to wave action (no BFE).	Yes
VE	High-risk coastal zone with wave action and established BFEs.	Yes
X (shaded)	Moderate risk; between the 1% and 0.2% annual chance flood.	Recommended
X	Minimal risk; outside the 0.2% annual chance floodplain.	No

Look up Southaven, MS on the FEMA flood map

FEMA maps update periodically; verify zone before buying flood insurance or building.

Summary

In the City of Southaven, Section 6-12 requires a development permit before any development activities begin in identified special flood hazard areas and community flood hazard areas. The maps are the FEMA Flood Insurance Study for DeSoto County dated May 5, 2014, and the city engineer serves as floodplain administrator.

The areas of special flood hazard identified by the Federal Emergency Management Agency in the Flood Insurance Study for DeSoto County and Incorporated Areas, dated May 5, 2014, with the accompanying Flood Insurance Rate Maps (FIRM) panels numbers 55H, 56G, 57G, 59G, 70H, 76G, 77G, 78H, 79H, 81H, 83H, 90H, 91H, and 93H and other supporting data, are adopted by reference and declared to be a part of this title. ... A development permit shall be required in conformance with the provision of this title prior to the commencement of any development activities in identified special flood hazard areas and community flood hazard areas.

View official code

Full Breakdown

Title VI of the Southaven Code adopts the areas of special flood hazard identified by the Federal Emergency Management Agency in the Flood Insurance Study for DeSoto County and Incorporated Areas, dated May 5, 2014, with the accompanying Flood Insurance Rate Maps. Section 6-11 places the study and maps on file at the city engineer's office. Section 6-16 adds community flood hazard areas: land outside the FEMA studied areas along blue line streams, defined by a buffer of five times the width of the stream at the top of the bank or twenty feet each side from the top of the bank, whichever is greater.

The Mayor and Board of Aldermen appointed the city engineer as floodplain administrator under Section 6-20. Section 6-21 requires the application on forms the administrator furnishes, showing the nature, location, dimensions and elevations of the area, structures, fill, storage and drainage facilities. The proposed lowest floor elevation, including basement, goes on a FEMA Form 81-31 elevation certificate prepared by a State of Mississippi registered engineer or surveyor. No permit issues to any mobile, modular or permanently constructed residence unless the owner obtains a Notice of Intent from the Mississippi State Health Department.

Inspection follows the build. When the lowest floor is placed and before framing continues, the permit holder submits an elevation certification. Failure to submit it or to correct deficiencies is cause for a stop-work order. Section 6-22 sets three inspections: the first at the base flood elevation reference mark, the second at the structure's footprint before the slab is poured or the lowest floor is set on an elevated foundation, and the final on completion with the finished construction elevation certificate.

Section 6-30(16) prohibits storage or processing of hazardous, flammable or explosive materials within special flood hazard areas, including identified floodways. Section 6-31(6) prohibits encroachments in floodways, including fill, new construction and substantial improvements. Variances go to the Mayor and Board of Aldermen under Section 6-40, and Section 6-43(f) bars variances issued after the fact.

Violations & Fines

Section 6-19 makes a violation of Title VI, including a violation of variance conditions, a misdemeanor. On conviction the fine is not more than $500.00 or imprisonment for not more than thirty days, or both, plus all costs and expenses of the case. Each act of violation and each day a violation continues is a separate offense. The floodplain administrator also issues stop-work orders under Section 6-22(2) and can revoke a permit for false statements or nonconforming work.

Frequently Asked Questions

When does Southaven require a floodplain development permit?

Section 6-12 requires a development permit before the commencement of any development activities in identified special flood hazard areas and community flood hazard areas. Applications go to the floodplain administrator, who is the city engineer under Section 6-20, on forms furnished by the administrator, with an elevation certificate for the proposed lowest floor.

What is a community flood hazard area in Southaven?

Under Section 6-16, it covers areas outside the FEMA studied areas along blue line streams and areas with flood prone soils contiguous to those streams. The area is defined by a buffer of five times the width of the stream at the top of the bank or twenty feet each side from the top of the bank, whichever is greater.

What inspections does the city make on a flood zone project?

Section 6-22(4)c lists three. The first happens upon establishment of the base flood elevation reference mark at the site. The second happens upon establishment of the structure's footprint before pouring the slab or setting the lowest floor on an elevated foundation. The final happens on completion, after the finished construction elevation certificate is submitted.

Who hears appeals and variance requests on flood rules?

The Mayor and Board of Aldermen hear variance requests under Section 6-40. Under Section 6-41, the Planning Commission hears claims of error by the floodplain administrator, an aggrieved person can appeal to the Mayor and Board of Aldermen in writing within ten days, and a further appeal goes to the DeSoto County Circuit Court.

Sources & Official References

[1]Code of Ordinances, City of Southaven, Mississippi (Municode)

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