Property buying question

My wife and I are looking at buying a "future primary residence" in the states to have a place to land when we return (date unknown). It'll be a rental until then.

Anyhoo, this House checks a lot of boxes when it comes to our requirements, but two things I have concerns about:

(scroll down to see the google satellite view)

1) There is a river just to the south. Is there a way to see if the house is at risk of flooding, or a way to see a history of flooding in the area?

2) To the North there looks to be some commercial lots on what looks to be "former farm land". Do you think there is a possibility of this house becoming neighbors with a car dealership?

Thanks. Still kind of new at this house shopping thing.

To your first point - FEMA's flood maps are all posted on their website, which should give you an idea. If it says you're in flood zone A or V, you're probably going to need to buy flood insurance.

To the second - I'd probably start with any relevant planning authorities to see what those plots are currently zoned, if there's a master plan for the area, etc.

Visit FEMA's website
https://msc.fema.gov/webapp/wcs/stores/servlet/FemaWelcomeView?storeId=10001&catalogId=10001&langId=-1

The fema map for that address is from 1987 but it looks like the house was already built. The property appears to lie within Zone C, an area of minimal flooding, well outside the 100-year floodplain.

for more info on the property and its adjoiners, you can start poking around here. Play with the map and turn on or off layers to find out more info. http://matterhorn3.co.pierce.wa.us/publicgis/

(parcel research is part of my job, just on the other side of the country. I guess I know what keywords to search for to find useful sites like this quickly)

You guys are awesome! Thanks

I'm not sure I'd want to buy a future residence remotely unless I was already intimately familiar with the area...

BoxheadTim wrote: I'm not sure I'd want to buy a future residence remotely unless I was already intimately familiar with the area...

It's not the ideal way I'd go about buying my first house either, but I have family in the area to help where they can. Not too familiar with the city this one is in though...

We're just trying to plan ahead to make the "landing" back in the states easier. We have three-dogs, two-cats, and hopefully more children to bring with us when it comes time to move and we didn't think that depending on finding a rental was a very safe bet.

Good times

I believe it must be noted by the seller if there had been flood damage. I'm not in a flood plane, yet my neighbors house, sitting about a foot lower than my rental was flooded. Flood insurance isn't expensive. Close to a river? I'd get it.

failboat wrote: Visit FEMA's website https://msc.fema.gov/webapp/wcs/stores/servlet/FemaWelcomeView?storeId=10001&catalogId=10001&langId=-1 The fema map for that address is from 1987 but it looks like the house was already built. The property appears to lie within Zone C, an area of minimal flooding, well outside the 100-year floodplain. for more info on the property and its adjoiners, you can start poking around here. Play with the map and turn on or off layers to find out more info. http://matterhorn3.co.pierce.wa.us/publicgis/ (parcel research is part of my job, just on the other side of the country. I guess I know what keywords to search for to find useful sites like this quickly)

Sometimes the county GIS web sites have more up to date flood plain info.

One thing about the house you posted. While I like it, its old and probably not as well insulated as a new home will be. Even some new homes aren't as well insulated as they should be

spitfirebill wrote: Sometimes the county GIS web sites have more up to date flood plain info.

Absolutely true, the GIS website in this case does show the floodplain closer to the property than the old FEMA map.

At least last year those FEMA maps were not adopted as official. I'm not sure if that was just Pennsylvania or not, but we had to tell folks that our GIS maps were for reference purposes only and may change when FEMA made the maps "official." It was brought to our attention however, that some insurance companies were already using the "unofficial" maps in preparation for them becoming "official."

Could be different for other states or the fact that it's been nearly a year since I answered that question.

My main worry about renting a single unit house is that when your ready to move back, your tenant may not be ready to move out. This pushes the vacancy window really far in advance, costing you money for a house to sit empty. Your tenant could be like "yay, getting full security deposit back" and leave in a week, or they could be like "boo, we don't want to move because this place rocks," and drag their feet.

I'd be more inclined to rent a two-unit place, and rent both units while your away. 6 months before your return, you tell the worst of the two tenants to scram, but hopefully the other rental income will cover at least some of your costs in the meantime.

PHeller wrote: At least last year those FEMA maps were not adopted as official. I'm not sure if that was just Pennsylvania or not, but we had to tell folks that our GIS maps were for reference purposes only and may change when FEMA made the maps "official." It was brought to our attention however, that some insurance companies were already using the "unofficial" maps in preparation for them becoming "official." Could be different for other states or the fact that it's been nearly a year since I answered that question.

Very true. Greenville County, SC is very pro-active regarding their floodplain maps. They have been buying up homes that are in floodplains. One of my former co-workers is the engineer for them. He told one of my current co-workers that they were working on new maps, but had to wait on FEMA to make it official. The current co-worker was looking a a home he really wanted, that ended up in the new floodplain. He didn't buy it.

Some people don't realize that constant development in the area can change the floodplains.

Flood plain maps are theoretical only, they do not reflect reality. There can be a vast difference between the way a place really floods, and how a computer model has determined how it thinks it should flood. caviat emptor with regards to flood plain maps.

Federal flood plain maps are currently being radically revised. Some areas are already done, some not. Some counties/states/etc have already incorporated these revisions.

As for the commercial land and becoming neighbors with a car dealership, you need to check codes with regards to the commercial lot designations. But, overall, it is essentially a possibility. Personal take, I'd rather be neighbors to a commercial complex than a residential one. Commercial neighbors don't call in complaints about you fixing a car in your driveway the way residential neighbors will.

Another plus regarding being near commercial property. If business goes well, your land value goes up, and you can sell it to some who'll rezone it commercial for a profit, then move farther out.

I live and work nearby. The river does flood occasionally, primarily when the dam up river (Mud Mountain Dam) has to release water because of excessive rainfall. I do not believe that this area is at danger, but its always a possibility. Any house on a plain next to a river below some mountains should have flood insurance. Some people around here don't seem to get that. That river has flooded twice locally in the past 7 years. Both times because of dam release. The river is not allowed to be dredged due to salmon. The adjacent farmland is for daffodils. I do not foresee that changing any time soon. Daffodils are a big thing in Sumner. The car dealerships, Ford & Honda, have been there a while. The Honda dealer used to be a John Deere dealer and has been there only a few years.

The house is in the Volcano Evacuation zone

Speediot: Thank you, it's always nice to have the experience of locals. The fact that it's a daffodil farm actually reassures me quite a bit.

I hate inundate zones, thats why I keep a canoe handy.

Thanks to Maxine Waters your flood insurance will be going up in October. I've heard it's a big jump in price, but I haven't seen any charts or anything to back up how big a jump it will be.

Well, we pulled the trigger and the paperwork for a home in Tacoma, Washington is on it's way across the pond as we speak. I really want to share the advertisement, but (not that I don't trust you guys) I'm not comfortable posting addresses on the interwebs yet.

Anyhoo, $260,000, 4-bedroom, craftsman style, 2-car detached garage, more parking in the alley, and the wife is game with paving part of the back yard for another parking spot.

Should close as soon as the paperwork reaches their door step (down payment's already been wired).

Soooooo.... I'm broke again. Who wants to buy some Alfa parts?

I posted before you posted that you had already picked a different house in Tacoma. Congrats, hope you really enjoy it.

Thanks. Our original plan was to rent the house out while we were here, but I've got a couple resumes out for jobs near Tacoma and I'm hoping to get a bite (but then again, I also sent a resume to India too...).

Good times.