Moving to Bertram comes with big Hill Country views and small-town charm, but it also means getting smart about flash flooding. You want a home or homesite that fits your plans without surprises at closing or during storm season. In this guide, you’ll learn how to check address-level flood risk, understand insurance and disclosures, prioritize cost‑effective upgrades, and set up local alerts. Let’s dive in.
Why flood readiness matters in Bertram
Bertram sits in the Texas Hill Country, where steep terrain can send heavy rain downhill fast. That means the main risks are flash flooding after intense storms, localized ponding from overwhelmed drainage, and riverine flooding near area streams. Central Texas saw severe flooding in July 2025, and Burnet County coordinated recovery and assistance for residents, a reminder to keep preparedness current. Burnet County’s FEMA flood maps were updated in 2019 and remain the legal basis for regulation and insurance requirements.
- Learn about the county’s 2025 flood recovery and resources on the county site: Burnet County flood recovery updates.
- See FEMA’s announcement on the effective countywide maps: Burnet County flood maps became final.
Check flood risk for any Bertram address
Start with FEMA’s Map Service Center
Your first step is to look up the property on FEMA’s Flood Map Service Center. Print a FIRMette to see if the structure or lot is inside a Special Flood Hazard Area (SFHA) or in a moderate/low-risk zone.
- Search your address and print a map: FEMA Map Service Center.
Review seller disclosures and elevation data
Texas requires sellers to disclose whether a property is in the 100‑year or 500‑year floodplain, in a floodway, or has flooded before. Ask for any existing Elevation Certificate, which helps price insurance and verify risk. If the home is shown in an SFHA but sits above the base flood elevation, the owner may pursue FEMA’s LOMA/LOMR‑F process.
- See the current Texas form: TREC Seller’s Disclosure Notice.
- Learn about map amendments: FEMA LOMA/LOMR‑F overview.
Get insurance quotes early
If your structure is in an SFHA and you have a federally backed loan, flood insurance will be required. Even outside high‑risk zones, many claims still happen, so consider a policy anyway. Factor in the 30‑day NFIP waiting period for most new policies as you plan your closing timeline.
- Understand why coverage matters: Why buy flood insurance.
- Check policy timing and terms: NFIP policy terms and waiting period.
Verify property history
Ask the seller for repair records and any past flood claims. Look at local permit history for flood-related work. During your inspection, have your inspector look for signs of prior water entry, utility locations, and potential drainage issues.
Insurance and lending basics
Lenders require flood insurance for structures in an SFHA when loans are federally backed. Outside the SFHA, coverage is optional but still recommended based on site conditions. Elevation data and mitigation features can reduce premiums, so bring an insurance agent into the conversation while you are under contract. If a LOMA removes the home from the SFHA, a lender may lift the mandatory requirement, although lenders can still choose to require coverage.
Cost‑effective mitigation ideas
Small upgrades can make a big difference in both safety and recovery time. Consider these steps for homes and outbuildings in or near risk areas.
- Elevate critical utilities like electrical panels, HVAC, and water heaters above expected flood levels. FEMA’s property protection guidance explains common approaches.
- Add a sump pump with battery backup and a sewer backflow valve, and keep gutters and swales clear to speed drainage.
- Use flood‑resistant materials at or below expected flood levels in areas like garages or lower enclosures.
- Anchor fuel tanks and elevate exterior HVAC on platforms to prevent float-off and damage.
Build your local alert and resource plan
Set up multiple, redundant ways to receive warnings. Register for county and regional alerts, follow official updates, and keep weather notifications on your phone. After the July 2025 floods, local officials emphasized reliable alerting and clear evacuation awareness.
- Sign up for regional alerts: WarnCentralTexas for Burnet County.
- Find county contacts and updates: Burnet County Office of Emergency Management.
A simple pre‑move flood readiness checklist
- Look up the address on the FEMA Map Service Center and print a FIRMette.
- Review the TREC Seller’s Disclosure and request any Elevation Certificate.
- Ask for repair records, past insurance claims, and flood-related permits.
- Schedule an inspection that evaluates drainage, utility elevations, and signs of prior water entry.
- Get written quotes for flood insurance early and note the NFIP waiting period.
- Plan cost‑effective upgrades like elevating utilities and installing a sump pump; see FEMA’s property protection guidance.
- Register for alerts with WarnCentralTexas and bookmark Burnet County OEM.
Staying ahead of flood risk in Bertram is about pairing address‑level due diligence with smart upgrades and reliable alerts. If you are evaluating acreage, a homesite, or a builder‑ready lot, a clear plan can reduce surprises at closing and protect long‑term value. For integrated due diligence that aligns site selection, feasibility, and entitlement with current floodplain data, connect with Land Homes Texas.
FAQs
Do I need flood insurance for a home in Bertram?
- If your loan is federally backed and the structure is in a FEMA Special Flood Hazard Area, your lender will require it; outside high‑risk zones it is optional but still recommended because many claims occur there. See why coverage matters.
How do I confirm a property’s flood zone before I buy?
- Search the address on the FEMA Map Service Center and print a FIRMette, then review the seller’s disclosure and request any Elevation Certificate.
Can a property be removed from a high‑risk zone designation?
- Possibly; owners can apply for a FEMA LOMA or LOMR‑F if survey data show the structure or lot is above the base flood elevation. Learn more about the LOMA/LOMR‑F process.
How long before coverage starts if I buy flood insurance?
- Most NFIP policies have a 30‑day waiting period before coverage begins, so start quotes early in your contract period. Review NFIP policy terms.
Where should I sign up for local flood alerts near Bertram?
- Register with the regional system at WarnCentralTexas and follow updates from the Burnet County Office of Emergency Management.
