Report: 8222 Topsail Pl, Winter Garden, FL 34787
8222 Topsail Pl, Winter Garden, FL 34787
8222 Topsail Pl, Winter Garden, FL 34787 · Generated August 22, 2026
Assumed (tell us if wrong): The user is requesting a general property overview.
Bottom line
The records show this property is in an area of minimal flood hazard, but the surrounding community has a high overall risk rating from national models, and you'll need to confirm its water and sewer source.
According to the official federal flood maps, the home itself sits in a zone of minimal flood hazard. However, the wider census tract it's in is rated "Very High" for overall risk by a national FEMA model, which factors in potential losses from a range of hazards in a high-value, densely built area. The property is a newer single-family home with access to high-speed internet. The main thing the available records could not confirm is whether the home is on public water and sewer or a well and septic system.
Also on record(not addressed above) EPA-regulated facilities within one mile — 33 distinct EPA Facility Registry Service sites lie within one mile (1,609 m) of the address, the nearest about 176 m away · 84 lie within two miles, against a local support count of 177 facilities. · Open water mapped in the cells covering the parcel — Joining the parcel's 197 H3 r14 footprint cells to the National Wetlands Inventory, 141 of them fall inside NWI coverage classified "Freshwater Pond", Cowardin attribute PUBH (Palustrine, Unconsolidated Bottom, Permanently Flooded, Diked/Impounded) — an impounded permanent pond, the signature of a stormwater retention pond or subdivision lake. No other NWI class was matched. · Nearest mapped surface-water flowline — The nearest USGS NHDPlus HR surface-water flowline is about 658 m from the address, and is an "ArtificialPath" feature — the class NHD uses to carry flow through a waterbody such as a lake or pond rather than a natural stream channel. 104 flowline candidates were evaluated within the 2,000 m search bound.
Based on 20 checks — 1 at determination grade, 18 by a screening method, 1 could not be answered · confidence: 1 high, 17 medium, 1 low. Rests on 20 records ↓
What matters
- According to the official maps, the **FEMA flood zone at the property** is Zone X, which is an "AREA OF MINIMAL FLOOD HAZARD." This means it's outside the high-risk floodplains, and there is no federal mandatory flood-insurance purchase requirement tied to this zone.VerifiedHigh · locationview
- The **FEMA National Risk Index rating for the surrounding tract** is "Very High." This is a neighborhood-level rating, not specific to this one lot. It reflects the high value of homes and buildings in the area, which drives up the potential financial losses from all kinds of hazards, from hurricanes to thunderstorms.Area statistic · approximateMedium · source · supportview
- Based on county records, the **Assessor roll values and county ad-valorem tax floor** suggest a property tax floor of about $9,900 for the current owner. For a new owner, that estimate rises to about $10,200 after a likely post-sale reassessment. Keep in mind this is only a baseline; it doesn't include taxes for schools, community districts, or other local fees, so the actual bill will be higher.ScreenedMedium · method · locationview
- The **Dominant soil map unit over the parcel** is "Immokalee fine sand," a common Florida soil that is poorly drained. In a recently built subdivision like this, however, the original soil has likely been graded and filled, so the natural soil survey is more of a background fact than a reflection of current ground conditions.ScreenedMedium · source · methodview
- The **EPA radon zone for Orange County** is Zone 3, the lowest-risk category. This is based on a county-wide map from 1993, and the EPA recommends that all homes be tested for radon regardless of the zone.Jurisdiction record · approximateMedium · dated · supportview
Watch outs
- A check of national maps shows open water nearby. Some map checks based on large grid cells flag the property's location as "Freshwater Pond" and its future land use as "Water." This is a quirk of how the maps are drawn; they use very large cells that can cover a house and a nearby retention pond in the same brush stroke. The records confirm a house was built here in 2021, so this finding just means the property is close to water, not in it.Area statistic · approximateMedium · method · sourceview
Before you commit
This looks like a standard homesite in a modern subdivision with low individual flood risk, but you should be aware of the broader hazard context for Central Florida. Your most immediate next step is to confirm the source of the property's water and wastewater service with the county.
- The state's water-management records did not specify the home's water source. You'll need to confirm the **Parcel water and wastewater service status is unrecorded** by contacting Orange County to verify whether the property is connected to public utilities or uses a private well and septic system.
- Even though the **EPA radon zone for Orange County** is the lowest-risk category, the only way to know the level in a specific home is to perform a radon test.
- Could not be determined — Parcel water and wastewater service status is unrecorded: The Florida Water Management Inventory matched this parcel by id, but records both drinking-water service (dw_service) and wastewater service (ww_service) as "NA" — the inventory carries no determination of whether the property is on public water/sewer or on well and septic. County source vintage 2023.Medium confidenceview
Findings
Hazard
6 records here · 1 at determination grade · 5 by a screening method
Two records pull against each other on how much water is at this location. The exact FEMA NFHL polygon overlay places the address in unshaded Zone X, "AREA OF MINIMAL FLOOD HAZARD" — outside even the 0.2%-annual-chance floodplain — while the NWI screen finds an impounded "Freshwater Pond" (PUBH) mapped in most of the cells covering the parcel, and the future-land-use screen returns "Water" for those same cells. The disagreement is a property of the sources' spatial support, not of the ground: NFHL is an exact polygon test at the point, whereas NWI and FLU are H3 coverages whose cells are far larger than this small lot, so an adjoining subdivision pond can dominate a cell without lying on the lot. The two are reconcilable — a house sited beside a stormwater pond that is itself outside the regulatory floodplain. An Elevation Certificate or a parcel-level survey would settle where the water's edge sits relative to the lot line.
The hazard picture differs sharply by spatial support. At the parcel, the exact NFHL overlay returns the mildest flood class FEMA publishes, yet the tract-level FEMA National Risk Index rates the containing tract "Very High" composite risk near the top of the national distribution, with "Very High" expected annual loss. These are not measuring the same thing: the NRI composite is driven substantially by the value and density of exposed buildings and population across the whole tract, so a high-value, densely built suburban tract scores high on exposure even where the parcel's own mapped flood hazard is minimal. Neither record overrides the other — the NFHL result speaks to this lot's regulatory flood class, the NRI result to the tract's aggregate loss exposure across all perils.
FEMA flood zone at the propertyVerifiedHigh · location5 caveats
Zone X unshaded carries no federal mandatory flood-insurance purchase requirement for federally backed mortgages, unlike an SFHA zone (A/AE/V). Outside the SFHA is not the same as no flood risk — a substantial share of NFIP claims nationally originate outside mapped high-risk zones.
How we knowAn exact point-in-polygon overlay on the FEMA NFHL polygons places the address in Zone X with subtype "AREA OF MINIMAL FLOOD HAZARD" (sfha_tf = 'F' — outside the Special Flood Hazard Area, i.e. outside the 1%-annual-chance floodplain, and this unshaded-X subtype is also outside the 0.2%-annual-chance floodplain). No static base flood elevation applies (static_bfe = -9999, the layer's no-value sentinel).
Limitations
- Point-based overlay on a geocoded rooftop pin, not a full-parcel overlay — a parcel clipped by a flood-zone boundary could sit partly in a different zone.
- NFHL snapshots do not include LOMA/LOMR amendments; an official FEMA determination governs.
- Scan bounded to the layer's state='FL' partition.
- Market-context statistics derived from this layer (e.g. the local prevalence or share of flood zones) are screening estimates over an aggregation of the NFHL polygons — never a parcel-level determination; the layer's own zone-membership determination is reported and graded separately. An SFHA designation describes the 1%-annual-chance regulatory MAPPING/insurance extent, NOT an annualised flood or loss probability. No insurance, lending or permitting obligation follows from a zone code here: those attach to a specific structure and loan, a parcel can carry more than one zone, and a LOMA/LOMR-F or a newer effective FIRM can change the determination without changing these polygons. Only the effective FIRM/FIS and the lender's own flood determination settle that question.
- FEMA Zone X — outside the Special Flood Hazard Area on the effective FIRM. The SUBTYPE decides the class, and the two classes are not close: UNSHADED X is the Area of Minimal Flood Hazard, outside even the 0.2%-annual-chance floodplain. SHADED X is the moderate class, and it is broader than the 0.2% floodplain — it also covers ground INSIDE the 1%-annual-chance floodplain where the depth is less than a foot, where the contributing drainage area is under one square mile, or where a levee is credited with protection. So shaded X can mean 'in the 1% floodplain, shallow or levee-protected' rather than 'outside it'. The curated NFHL layer publishes only SFHA and shaded-X polygons, so a mapped X row without a stated subtype is most likely the shaded class — carry the zone subtype in the claim, never the bare letter. Outside the SFHA is NOT outside flood risk: a large share of NFIP claims originate outside mapped high-risk zones.
Sources & methodology
Source: FEMA NFHL Flood Hazard Zones (Polygons), DFIRM panel 12095C, catalog version 2026.04
Vintage: catalog version 2026.04
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FEMA National Risk Index rating for the surrounding tractArea statistic · approximateMedium · source · support2 caveats
NRI composite risk blends expected annual loss (driven heavily by the value and density of exposed buildings and population) with social vulnerability and resilience — a high-value, densely built suburban tract scores high on exposure even where hazard frequency is ordinary. The 98.7 percentile is against all US tracts. This is a tract-level statistic covering thousands of people, not a property-level measure.
How we knowCensus Tract 171.11 (GEOID 12095017111), which contains the address, carries a FEMA National Risk Index composite RISK_RATNG of "Very High" with a risk score of 99.0 and a national percentile of 98.7. Expected Annual Loss is rated "Very High", while Social Vulnerability is "Relatively Low" and Community Resilience "Relatively Low".
Limitations
- Tract-level aggregate — ecological inference, not a parcel-level risk measure.
- Tract GEOID epoch parity between the resolving boundary layer and the NRI release is not declared.
Sources & methodology
Source: FEMA National Risk Index — Census Tracts, v1.20
Vintage: catalog version v1.20
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Reported sinkhole / subsidence incidents near the propertyScreenedMedium · source · method2 caveats
The FGS database is a register of REPORTED and investigated subsidence events, not a map of karst susceptibility — central Florida is broadly underlain by karst limestone, and absence of a nearby report is not evidence the ground is not susceptible. The nearest report at ~4.45 km is well outside the immediate neighborhood.
How we knowThree reported subsidence/sinkhole incidents lie within 5,000 m of the address, the nearest about 4,450 m away; widening the sweep to 10,000 m finds 21, with 29 incidents providing local support. No reported incident falls near the parcel itself.
Limitations
- A reported-incident inventory has incomplete recall — unreported or uninvestigated subsidence does not appear.
- Incident coordinates carry their own location accuracy; this is a proximity screen from a geocoded point.
Sources & methodology
Source: Florida Sinkhole / Subsidence Incidents (FGS), catalog version 2025-01-06
Vintage: catalog version 2025-01-06
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Severe convective storm reports near the propertyScreenedMedium · source · method2 caveats
SPC reports are point observations of storm events logged by spotters and damage surveys over several decades — they are a record of what was reported near this area, not a modeled hazard rate, and reporting density is biased toward populated places. Central Florida has among the highest thunderstorm-day counts in the United States.
How we know25 NOAA/SPC severe convective storm reports (hail, damaging wind or tornado) fall within 10 km of the address across the record period, the nearest about 1,532 m away; 155 fall within 20 km.
Limitations
- Report locations carry substantial positional uncertainty, especially for older events.
- Population-biased reporting — counts reflect observation density as well as storm frequency.
Sources & methodology
Source: NOAA/SPC Severe Convective Storm Reports (hail / wind / tornado), catalog version 2025
Vintage: catalog version 2025
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County NFIP flood-insurance claim historyScreenedMedium · support · source2 caveats
A county-wide total across a large, populous county (roughly 1.4 million residents) — it is not attributable to this address or neighborhood. It is relevant context because the subject sits outside the SFHA: nationally a large share of NFIP claims arise outside mapped high-risk zones, so county claim activity is not confined to SFHA parcels.
How we knowOrange County, Florida has 2,272 NFIP flood-insurance claims on record, of which 1,314 were paid, totaling about $73.0 million. Within the recent reporting window there were 1,329 claims with a median paid amount of about $46,910.
Limitations
- County-level aggregate — says nothing about this parcel's own flood history (ecological inference).
- Only insured losses appear; uninsured flood damage is absent from NFIP claim counts.
Sources & methodology
Source: NFIP Flood-Insurance Paid Claims — County Totals, catalog version 2026-08-03
Vintage: catalog version 2026-08-03
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Recorded tornado tracks near the propertyScreenedMedium · source · location4 caveats
SPC tracks are straight-line chords drawn from a tornado's recorded start point to its end point, not the true damage swath, so the plotted line can sit some distance from where damage actually occurred — the 1968 chord's 69.3-mile length against a 10-yard recorded width shows how coarse the older records are. These five events span 1968 to 2016 near a fast-growing part of Orange County; the counts reflect what was reported and surveyed, and older events are recorded with far less positional and dimensional precision than recent ones. This is a record of past observed events, not a modeled tornado frequency for the site.
How we knowWithin a 10 km search bound, the nearest recorded NOAA/SPC tornado track passes about 1,806 m from the address — an F1 event dated 1968-11-09, logged with a 69.3-mile path length and a 10-yard path width. Three of the five nearest tracks are rated F0/EF0 (2016-09-01 at ~3,695 m; 2012-06-24 at ~7,692 m; 2008-11-30 at ~10,524 m), and the strongest among them is an F3 dated 1998-02-22 at about 10,216 m. None of these five ratings was defaulted.
Limitations
- Start-to-end chords approximate the path; they are not mapped damage footprints, and distance from a chord is not distance from actual damage.
- Distances measured from a geocoded point, not from the parcel boundary.
- Pre-modern events (notably the 1968 record) carry substantial positional and path-dimension uncertainty; reporting density is biased toward populated areas.
- Bounded search: this describes only tracks within 10 km and is not a complete tornado history for the area.
Sources & methodology
Source: NOAA/SPC Tornado Tracks (recorded start-to-end chords), catalog version 2025
Vintage: catalog version 2025
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Terrain
1 record here · 1 by a screening method
Ground elevation and slope over the parcelScreenedMedium · source · location2 caveats
This is inland central Florida ridge country in Orange County; the ~1.3 ft spread between mean and minimum indicates a nearly flat lot. Elevation here is context for drainage, not a flood determination — the property is already mapped outside the SFHA, so no base flood elevation applies.
How we knowOver the full parcel footprint (coverage_fraction = 1.0), USGS 3DEP 10-metre terrain gives a mean ground elevation of about 112.6 ft and a lot-minimum of about 111.3 ft, referenced to NAVD88.
Limitations
- A 10 m DEM zonal statistic is not a surveyed elevation and is not an Elevation Certificate.
- Parcel identity was inferred from a geocoded point within ~10 m of a parcel boundary — confidence capped at MEDIUM.
Sources & methodology
Source: Florida Per-Parcel Terrain: Ground Elevation + Slope (USGS 3DEP), catalog version 2025
Vintage: catalog version 2025
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Fiscal
1 record here · 1 by a screening method
The recorded tax figure is explicitly a county-wide floor that excludes municipal, MSTU and CDD millage and all non-ad-valorem assessments, and it reflects the current owner's capped taxable value rather than a buyer's post-sale basis. For anyone reading this as the property's carrying cost, that distinction bears directly on the number: the full levy for this parcel is obtainable from the Orange County tax collector's own parcel record, which is the only source that would capture the sub-county line items the estimate leaves out.
Builds on: obs_0003
Assessor roll values and county ad-valorem tax floorScreenedMedium · method · location3 caveats
This is a county-wide floor, not a bill: it excludes municipal, MSTU and CDD sub-county millage and all non-ad-valorem assessments, which in Horizon West / Winter Garden master-planned communities can be substantial. A buyer's actual bill is generally higher than the current owner's capped figure.
How we knowThe FDOR parcel roll for parcel 052427533403170 carries a just value of $941,110, school taxable value $916,110 and non-school taxable value $890,388. Applying Orange County's certified county-wide millage (school 6.4490 + non-school 4.4347 = 10.8837 mills) gives an ad-valorem tax floor of about $9,900 for the current owner, and about $10,200 under a post-sale reassessment scenario at just value.
- Est advalorem tax floor
- 9,900
- School millage
- 6.449
- County wide nonschool millage
- 4.435
- Tv sd
- 916,110
- Tv nsd
- 890,388
- County wide total millage
- 10.884
- Buyer scenario tax estimate
- 10,200
- Buyer scenario basis
- 941,110
- Buyer scenario basis name
- jv
- Buyer scenario label
- post-sale reassessment scenario — county-wide rates only; sub-county levies, non-ad-valorem assessments, and homestead exemptions/portability not modeled
Limitations
- Estimated ad-valorem tax is a SCREENING estimate and a county-wide FLOOR: it excludes municipal / MSTU / CDD sub-county millage and ALL non-ad-valorem assessments (which can rival the ad-valorem tax), and reflects the CURRENT owner's capped/exempted taxable value — a buyer's post-sale bill is generally HIGHER. Not a tax bill.
- Assessment-roll values are statutory values, not market value.
- Estimated ad-valorem tax is a SCREENING estimate and a county-wide FLOOR: it excludes municipal / MSTU / CDD sub-county millage and ALL non-ad-valorem assessments (which can rival the ad-valorem tax), and reflects the CURRENT owner's capped/exempted taxable value — a buyer's post-sale bill is generally HIGHER (reassessment to just value). Not a tax bill.
Sources & methodology
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Property
1 record here · 1 by a screening method
Resolved parcel identity, jurisdiction and compiled building attributesScreenedMedium · location · source4 caveats
The compiled lot size (~10,019 sq ft) agrees closely with the 930.4 m² spheroid area of the cadastral polygon, corroborating the identity match across two independent sources. The 2021 transfer price of $773,600 sits below the current FDOR just value of $941,110.
How we knowThe address resolves by exact ST_Covers on authoritative cadastral geometry to FDOR parcel 052427533403170, a 930.4 m² (~10,015 sq ft) lot in Orange County, Florida (county GEOID 12095), Census Tract 171.11, Block Group 1, within the Orange County School District (GEOID 1201440). Compiled county assessor / public records describe it as a single-family home built in 2021 with 5 bedrooms, 4.5 bathrooms and about 4,199 sq ft of living area; the last recorded transfer was 2021-06-29 for $773,600.
- Address queried
- 8222 Topsail Pl, Winter Garden, FL 34787
- Property type
- Single Family
- Bedrooms
- 5
- Bathrooms
- 4.5
- Square footage
- 4,199
- Lot size sqft
- 10,019
- Year built
- 2,021
- Last recorded transfer date
- 2021-06-29T00:00:00.000Z
- Last recorded transfer price
- 773,600
- Assessor roll year
- 2,024
- Source date
- retrieved 2026-08-22
Limitations
- The geocoded point falls within ~10 m of a parcel boundary; identity confidence is capped at MEDIUM because an adjacent same-address parcel cannot be fully ruled out.
- Compiled third-party records: currency not guaranteed, and a recorded transfer may be non-arm's-length.
- Evidence grade capped: no cited primitive computed a determination for this claim.
- Compiled from county assessor / public records; currency not guaranteed.
Sources & methodology
Vintage: retrieved 2026-08-22
Data layers queried: US Unified School Districts
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Environmental
4 records here · 4 by a screening method
Three records together describe a drainage setting that is engineered rather than natural: SSURGO maps the whole parcel footprint as Immokalee fine sand, poorly drained, hydrologic group B/D; NWI maps an impounded permanently-flooded pond (Cowardin PUBH — the "diked/impounded" class) in the cells covering the parcel; and the nearest NHD flowline is an "ArtificialPath" carrying flow through a waterbody rather than a natural stream channel. Group B/D specifically means the soil performs as well-drained group B only where artificial drainage is provided. Taken together the records point to a site whose drainage depends on constructed stormwater infrastructure — which is what the "None" stream-overbank flood-frequency rating does not speak to.
EPA-regulated facilities within one mileScreenedMedium · source · method2 caveats
FRS is a registry of facilities that hold an EPA program identity of any kind — it includes dry cleaners, filling stations, small generators and permit holders, not only contaminated sites. A count of registered facilities is a measure of regulated commercial activity density, NOT a measure of contamination or of any release at this location.
How we know33 distinct EPA Facility Registry Service sites lie within one mile (1,609 m) of the address, the nearest about 176 m away; 84 lie within two miles, against a local support count of 177 facilities.
Limitations
- FRS registration is not evidence of contamination, release, or risk.
- FRS coordinates vary in accuracy; this is a radius screen from a geocoded point, not a Phase I ESA.
Sources & methodology
Source: EPA FRS Environmental Sites (US), catalog version 2026.06
Vintage: catalog version 2026.06
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EPA radon zone for Orange CountyJurisdiction record · approximateMedium · dated · support4 caveats
Zone 3 is the lowest-potential of EPA's three county classes (Zone 1 is >4 pCi/L predicted). The designation is county-wide and dates from 1993; EPA's own guidance is that homes in all three zones can have elevated radon and that testing is the only way to know a given building's level.
How we knowOrange County, Florida is designated EPA Radon Zone 3 — the lowest of the three zones, meaning a predicted average indoor radon screening level below 2 pCi/L. The source sheets do not disagree on this designation.
Limitations
- A 1993 county-wide designation — coarse support and an old vintage; it does not predict any individual building's radon level.
- County-level attribute, not a parcel-level measurement (ecological inference).
- EPA 1993 Map of Radon Zones, Zone 1, verbatim from the map PDF: "Zone 1 (red zones) Highest potential; average indoor radon levels may be greater than 4 pCi/L (picocuries per liter)". This is the CLASS DEFINITION of the designation, not a prediction about any building: EPA states in the same document that homes with elevated levels of radon have been found in all three zones.
- EPA 1993 Map of Radon Zones, Zone 3, verbatim from the map PDF: "Zone 3 (yellow zones) Low potential; average indoor radon levels may be less than 2 pCi/L". This is the CLASS DEFINITION of the designation, not a prediction about any building: EPA states in the same document that homes with elevated levels of radon have been found in all three zones, Zone 3 included. A Zone 3 designation is NOT evidence that a property has low radon.
Sources & methodology
Source: EPA Map of Radon Zones — County Designations (1993)
Vintage: catalog version 1993
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Open water mapped in the cells covering the parcelArea statistic · approximateMedium · method · source4 caveats
This is a CELL-SCALE screen, not a measured share: the parcel is only ~930 m² while NWI's finest cells here are ~15,000 m², so a single cell spans the parcel plus a large area around it. The honest reading is that a mapped impounded pond lies within the cells covering this parcel — i.e. the property adjoins or is very near open water — NOT that 72% of the lot is pond. A 2021-built house occupies the lot.
How we knowJoining the parcel's 197 H3 r14 footprint cells to the National Wetlands Inventory, 141 of them fall inside NWI coverage classified "Freshwater Pond", Cowardin attribute PUBH (Palustrine, Unconsolidated Bottom, Permanently Flooded, Diked/Impounded) — an impounded permanent pond, the signature of a stormwater retention pond or subdivision lake. No other NWI class was matched.
Limitations
- NWI is a screening inventory, not a jurisdictional wetland delineation.
- Cell-scale H3 screen: the parcel is far smaller than the coverage cells, so intra-parcel boundaries are not resolvable and presence within a cell is not presence on the lot.
- The polyfill is 'overlap'-mode, which overcovers the parcel — neighbouring classifications spill in.
- Read through the layer's state='FL' bounded partitions.
Sources & methodology
Source: USFWS National Wetlands Inventory (FL partitions), via H3 r7–r10 coverage
Vintage: catalog version 2026.05 · 2026.05
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Nearest mapped surface-water flowlineScreenedMedium · location · method2 caveats
No natural stream channel is mapped closer than this within the 2 km bound. The ArtificialPath class at ~658 m is consistent with the chain of impounded lakes and retention ponds characteristic of the Horizon West area.
How we knowThe nearest USGS NHDPlus HR surface-water flowline is about 658 m from the address, and is an "ArtificialPath" feature — the class NHD uses to carry flow through a waterbody such as a lake or pond rather than a natural stream channel. 104 flowline candidates were evaluated within the 2,000 m search bound.
Limitations
- Distance measured from a geocoded point, not from the parcel boundary.
- NHD flowlines map the hydrographic network; small on-site ponds and swales may not be represented.
Sources & methodology
Source: USGS NHDPlus HR Surface Flowlines
Vintage: catalog version beta
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Access
1 record here · 1 by a screening method
Road frontage and accessScreenedMedium · location · method3 caveats
Consistent with the property's Topsail Pl street address in a platted subdivision. This is a geometric adjacency screen against the TIGER road network — it does not establish legal access, a recorded right-of-way, or a driveway permit.
How we knowThe per-parcel access screen records frontage = true and an access band of ROAD_ADJACENT for parcel 052427533403170 — the parcel abuts a mapped TIGER road centerline and is not flagged as landlocked.
Limitations
- Geometric adjacency only — legal access, frontage rights and ROW are not determinable from geometry.
- Parcel identity inferred from a boundary-adjacent geocoded point; confidence capped at MEDIUM.
- Evidence grade capped at SCREENING: Florida Per-Parcel Road Access: Frontage + Landlocked Screen (TIGER) is a screening-authority source, so a match against it is a screening signal, not a parcel-level determination.
Sources & methodology
Source: Florida Per-Parcel Road Access: Frontage + Landlocked Screen (TIGER 2025)
Vintage: catalog version 2025
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Infrastructure
3 records here · 2 by a screening method · 1 could not be determined
Electric transmission corridor encumbranceScreenedMedium · location · source3 caveats
A corridor crossing the parcel would typically imply a recorded easement constraining building; none is mapped here. A line within 400 m is a neighborhood-proximity fact, not an encumbrance on this parcel.
How we knowThe per-parcel transmission screen records corridor_intersects = false and an encumbrance band of NONE — no HIFLD-mapped electric transmission line crosses the parcel — but the nearest line band is WITHIN_400M, so a mapped transmission line runs within 400 m of the property.
Limitations
- HIFLD transmission mapping covers higher-voltage lines; local distribution lines and unrecorded or non-transmission easements are not modeled.
- Not a title search — easements of any kind must be confirmed by title work.
- Evidence grade capped at SCREENING: Florida Per-Parcel Transmission Corridor Encumbrance Screen (HIFLD) is a screening-authority source, so a match against it is a screening signal, not a parcel-level determination.
Sources & methodology
Source: Florida Per-Parcel Transmission Corridor Encumbrance Screen (HIFLD), catalog version 2025
Vintage: catalog version 2025
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Fixed broadband availability at the propertyArea statistic · approximateMedium · method · source2 caveats
Gigabit-plus fiber and cable both reported available is at the top of the range for US residential service. FCC BDC figures are provider-reported maximum ADVERTISED speeds for the area, not measured throughput or a guarantee that any given address can be connected.
How we knowThe FCC Broadband Data Collection cell covering the address reports 4 fixed providers with a maximum advertised speed of 2,000 Mbps down / 1,000 Mbps up, with fiber, cable, fixed wireless and satellite all marked available. The cell contains 189 broadband serviceable locations.
Limitations
- Provider-reported availability at H3 r8 (~0.74 km²) cell scale — not an address-level service confirmation.
- Advertised maximum speeds, not measured performance.
Sources & methodology
Source: FCC Broadband Fixed Availability (US, native H3 r8)
Vintage: catalog version 2025-12-31 · 2025-12-31
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Parcel water and wastewater service status is unrecordedCouldn't answer this hereMedium confidence
Couldn't answer this here — The source is an estimate-grade dataset that cannot settle this.
The parcel joined successfully, so this is a genuine null in the source rather than a join miss. Service status must be confirmed with Orange County Utilities or the applicable provider.
How we knowThe Florida Water Management Inventory matched this parcel by id, but records both drinking-water service (dw_service) and wastewater service (ww_service) as "NA" — the inventory carries no determination of whether the property is on public water/sewer or on well and septic. County source vintage 2023.
Sources & methodology
Source: Florida Water Management Inventory (FLWMI) — Parcel Water/Wastewater, flwmi-2026-07
Vintage: vintage unknown
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Demographics
1 record here · 1 by a screening method
Block-group income and home-value estimatesScreenedMedium · source · support3 caveats
The subject property's FDOR just value of $941,110 and its 2021 recorded transfer of $773,600 both sit well above the block group's $567,700 median home-value estimate — though ACS home value is a self-reported owner estimate across all housing in the block group, spanning older and smaller stock, and is not a sales-based benchmark.
How we knowBlock Group 1 of Census Tract 171.11 (GEOID 120950171111), which contains the address, has an ACS 5-year median household income estimate of $128,444 (margin of error ±$12,451) and a median owner-occupied home value estimate of $567,700 (±$53,878). The Census Bureau flags both estimates as "reliable".
Limitations
- ACS values are survey estimates with margins of error, not counts.
- A block-group aggregate is not a property-level valuation (ecological inference).
- ACS median gross rent is a five-year average of rents ALREADY BEING PAID by sitting tenants, pooled across all unit sizes and structure types and including utilities — it lags asking rents and is NOT an asking rent, NOT an achievable rent for a vacant unit, and NOT an estimate for any individual property.
Sources & methodology
Source: US Census ACS 5-year — Block Groups, catalog version 2024.01
Vintage: catalog version 2024.01
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Soils
1 record here · 1 by a screening method
Dominant soil map unit over the parcelScreenedMedium · source · method4 caveats
Immokalee fine sand is a common flatwoods spodosol of peninsular Florida — sandy and permeable at the surface but with a seasonal high water table and a subsurface hardpan, which is why it is rated poorly drained despite the sand. Hydrologic group B/D means it behaves as group B where artificially drained and group D undrained. The "None" flood frequency rating refers to stream overbank flooding, not ponding or stormwater.
How we knowAll 197 of the parcel's H3 footprint cells fall in a single SSURGO map unit: "Immokalee fine sand", classified Poorly drained, hydrologic group B/D, 14% hydric component, with a flooding frequency of "None".
Limitations
- SSURGO is a generalized soil survey, not a site-specific geotechnical investigation.
- Map units are component/inclusion mixtures — derived properties such as drainage class and hydric percentage describe the unit, not necessarily this lot.
- In a 2021-built subdivision the near-surface soil profile has typically been graded and filled, which the survey does not reflect.
- SSURGO values are MAP UNIT aggregations: a map unit is a named assemblage of soil components with percentage compositions, not a homogeneous soil body. A minor component carrying a restrictive layer or a seasonal high water table is invisible to a dominant-component read and can sit directly beneath a proposed drainfield or footing. The survey is compiled at roughly 1:12,000-1:24,000, so a small parcel can be finer than the minimum legible delineation and the polygon boundary carries positional uncertainty comparable to the lot width. Never a substitute for an on-site percolation test or geotechnical investigation.
Sources & methodology
Source: US SSURGO Soils (USDA NRCS gSSURGO FY2026), FL partitions
Vintage: catalog version fy2026 · fy2026
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Land use
1 record here · 1 by a screening method
Future land-use designation across the parcel footprintScreenedLow · method · dated3 caveats
The FLU layer is published at H3 r10 (~15,000 m² cells) while the parcel is only ~930 m², so each cell blankets the lot plus a large surround — a "Water" designation reflects an adjacent pond or lake being the dominant feature of the cell, not that the homesite itself is platted as water. A single-family home built in 2021 stands on the parcel. The 2020 vintage also predates or coincides with the subdivision's build-out.
How we knowJoining the parcel's 197 H3 r14 footprint cells to the Florida Future Land Use layer returns two Orange County designations: 141 cells map to WAT (Water) and 56 cells to MUN (Multiple Use / mixed use), with no jurisdictional conflict flagged. The single-cell screen at the address point alone returned only WAT.
Limitations
- Cell-scale H3 screen far coarser than the parcel — intra-parcel designations are not resolvable and the cell counts are not an area share.
- 'Overlap'-mode polyfill overcovers the parcel, so neighbouring designations spill in.
- Future land use is not zoning; the controlling designation must be confirmed with Orange County.
Sources & methodology
Source: Florida Future Land Use (FGDL FLU L2 2020)
Vintage: catalog version 2020 · 2020
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Data methodology & limitations
- Scan bounded to this layer's `state='FL'` hive partition — reported values (counts, distances, areas, shares) reflect features stored under that partition value only; features stored under other partition values were not scanned. Applies to: FEMA NFHL Flood Hazard Zones (Polygons), DFIRM panel 12095C, catalog version 2026.04 (obs_0000).
- Values are survey ESTIMATES with published margins of error (e.g. ACS 5-year), not counts; small-area estimates can carry wide uncertainty. Confidence is banded from the published reliability (coefficient of variation). Applies to: US Census ACS 5-year — Block Groups, catalog version 2024.01 (obs_0010).
- radon_zone is an ORDINAL class (1 > 2 > 3 in designated potential), never a quantity. PERMITTED: thresholding (e.g. zone = 1), comparing two counties' designations, counting counties by zone, and reporting the designation verbatim. FORBIDDEN: averaging, summing, interpolating, area-weighting or population-weighting zones, computing an 'expected pCi/L' from them, or unifying them with any other radon vocabulary — a county half Zone 1 and half Zone 3 is not Zone 2, and the pCi/L bands are class-definition TEXT carrying EPA's own 'may', not numeric bounds. This is a 1993 SCREENING designation, never a measurement of any building. Applies to: EPA Map of Radon Zones — County Designations (1993) (obs_0007).
- USFWS NWI is a reconnaissance-level wetland INVENTORY, not a jurisdictional wetland delineation: a hit is a SCREENING signal only, and a no-hit is NOT proof of 'no wetland' (NWI imagery can be decades old, and post-Sackett the CWA WOTUS definition can differ from NWI). Commission a field delineation for the exact, regulatory answer. This layer publishes NO geometry column — every row is located only by an H3 cell index, at resolution r10 or coarser. A match therefore means the subject falls in a cell the mapped feature was indexed into; it does NOT mean the feature overlaps the subject, and these bytes cannot tell those two cases apart. A cell at this resolution can be larger than an entire residential parcel, so a whole parcel can sit inside one cell the feature never touches. Confirm any overlap against a geometry-bearing source before reporting it as a fact about the subject. Applies to: USFWS National Wetlands Inventory (FL partitions), via H3 r7–r10 coverage (obs_0011).
- This layer publishes NO geometry column — every row is located only by an H3 cell index, at resolution r10 or coarser. A match therefore means the subject falls in a cell the mapped feature was indexed into; it does NOT mean the feature overlaps the subject, and these bytes cannot tell those two cases apart. A cell at this resolution can be larger than an entire residential parcel, so a whole parcel can sit inside one cell the feature never touches. Confirm any overlap against a geometry-bearing source before reporting it as a fact about the subject. Applies to: US SSURGO Soils (USDA NRCS gSSURGO FY2026), FL partitions, Florida Future Land Use (FGDL FLU L2 2020) (obs_0013, obs_0014).
- This layer publishes NO geometry column — every row is located only by an H3 cell index, at resolution r8 or coarser. A match therefore means the subject falls in a cell the mapped feature was indexed into; it does NOT mean the feature overlaps the subject, and these bytes cannot tell those two cases apart. A cell at this resolution can be larger than an entire residential parcel, so a whole parcel can sit inside one cell the feature never touches. Confirm any overlap against a geometry-bearing source before reporting it as a fact about the subject. Applies to: FCC Broadband Fixed Availability (US, native H3 r8) (obs_0015).
- NFIP paid claims are INSURED, CLAIMED, PAID losses aggregated to an arbitrary reporting bin. PERMITTED: reading a county's counts and nominal dollar totals as published, comparing a county's window band to its own cumulative history, and thresholding counts. FORBIDDEN: treating a county figure as a site or property statistic; ranking counties against each other (no exposure denominator is published); dividing any column here by any column of nfip_penetration_county (a cumulative flow over an instantaneous stock, with no shared exposure period and no comparable numerator); redistributing values within a county; and reading absence or a low count as evidence of low flood risk. Applies to: NFIP Flood-Insurance Paid Claims — County Totals, catalog version 2026-08-03 (obs_0017).
- Map geometries are rounded for display; finding metrics are computed on full-precision data.
- The basemap is for orientation only; evidence geometry governs the finding.