Interactive Map
Provincetown · Truro · Wellfleet
Zoom into your town, highlight the shaded flood areas, and click to read a plain-language summary of what FEMA says about the risk there. This is a conversation starter—final decisions still rely on the official documents and licensed pros.
Outer Cape Flood Snapshot
Flood zones for storm planning
Last updated: 2024-05-01·Map areas: 238
This is an educational view. Always confirm with FEMA paperwork, town officials, and your lender or insurer before final decisions.
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Legend
VE
Coastal wave velocity
AE
Base flood elevation
Why this hub exists
A simple way to talk about flood risk on the Outer Cape
Flood maps can feel abstract and technical. This page turns them into a clear picture you can share with family, buyers, and lenders so everyone understands the basics before you make decisions.
See your place in the bigger picture
Quickly spot how your street or neighborhood sits within FEMA's flood zones so you can talk about risk with real context.
Know what buyers and lenders care about
Get a feel for when flood insurance may be required, how it can affect monthly costs, and what questions usually come up in a purchase or sale.
Plan ahead instead of reacting
Use the map as a starting point for conversations about insurance, renovations, and long-term ownership on the Outer Cape.
Next steps
Quick checklist to go from map to next steps
Pull the official FEMA map
Save a copy of the current FEMA panel for your property so everyone is looking at the same information.
Ask a local surveyor about elevation
If needed, a surveyor can tell you how high your floors sit compared to sea level—a common lender and insurance request.
Make a short list of flood-smart upgrades
Jot down any vents, raised systems, or other improvements you've made so insurers and buyers can see the full picture.
Need referrals for surveyors, insurance partners, or structural engineers? Reach out and I'll connect you with trusted Outer Cape pros.
Educational use only
This page is meant to start the conversation, not make the final call. Confirm details with FEMA's official tools, town staff, and your lender, insurer, or engineer before you commit to a purchase, sale, or project.
Questions about a specific property?
Send the address, survey, or FEMA letter and I'll walk through next steps with you.
Frequently Asked Questions
Good Questions Deserve Great Answers
I specialize exclusively in the Outer Cape: Provincetown, Truro, and Wellfleet. My deep knowledge of this intimate and competitive market allows me to provide informed guidance tailored to your specific needs and preferences.
The timeline varies based on market conditions, property type, and your specific situation. On average, selling a home takes 60-90 days from listing to closing, while buying can range from 30-60 days once you've found the right property. We work efficiently while ensuring every detail is handled properly, always moving at a pace that feels comfortable for you.
Our proactive approach means we're always working on your behalf, even when you're not actively looking. Through extensive market monitoring and strong professional relationships, we identify opportunities before they become widely available. Combined with our deep local knowledge and white-glove service, we provide a level of dedication and expertise that consistently exceeds expectations.
Property valuation involves analyzing multiple factors including recent comparable sales, current market conditions, property features, location desirability, and seasonal trends unique to Cape Cod. We provide comprehensive market analyses that give you a clear understanding of property values, ensuring you're well-informed whether buying or selling.
We believe in transparency regarding our fees and are happy to discuss our commission structure in detail during our initial consultation. Our rates are competitive and reflect the comprehensive service we provide throughout your real estate journey. We can schedule a conversation to review this and answer any questions you may have.