What's Happening in Will County
FEMA has updated Will County's flood maps based on new riverine flood studies. The changes affect properties along the Des Plaines River, DuPage River, and their tributaries, expanding flood zones where river flooding poses risks to homes and businesses in the Joliet metro area.
- Zone AE (High-Risk): Areas with a 1% annual chance of flooding where base flood elevations have been determined. Many properties along the Des Plaines and DuPage Rivers now fall in this zone.
- Zone X (Low-to-Moderate Risk): Areas outside the 1% annual chance floodplain. Flood insurance is not required but is still recommended.
Properties along the Des Plaines River, DuPage River, and in the Joliet, Plainfield, and Lockport areas are most affected by the new maps.
What the FEMA Letter Looks Like
Letter of Final Determination (LFD)
FEMA issued a Letter of Final Determination in January 2026, addressed to Will County community officials. This letter confirmed that new flood maps will take effect on July 21, 2026. You may have received a separate notification from your municipality about the map changes.
Your mortgage lender will review your property's updated flood zone status. If your property moved into a high-risk zone (AE), your lender will send you a notice requiring flood insurance — typically giving you 45 days to obtain coverage. If you don't act, the lender may force-place flood insurance at a significantly higher cost.
What You Should Do Now
- Check your new flood zone — Use our free flood zone lookup tool to see if your Will County property is now in a high-risk zone.
- Don't wait for your mortgage company — Getting ahead of the process gives you more options and better rates.
- Compare NFIP and private flood options — Private flood insurance is often 20–40% cheaper than the National Flood Insurance Program.
- Consider an Elevation Certificate — If your home is near a zone boundary, an Elevation Certificate may help reduce your premium or remove the requirement.
- Call us — We specialize in exactly this situation. Kevin Huggett Agency has been helping homeowners navigate flood zone changes since 2006.
What Flood Insurance Costs in Will County
Flood insurance premiums in Will County depend on your flood zone, your home's elevation, and the coverage amount. Here are typical ranges for homes in the Joliet and Plainfield areas:
- Zone AE: $1,200–$3,800/year for residential properties
- Zone X (preferred risk): $400–$800/year
Private flood insurance may be 20–40% less than NFIP in many cases. We compare multiple carriers to find you the best rate available for your Will County property.
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