If you lived in Tulsa in May 2019, you remember the anxiety. The Arkansas River swelling to levels not seen in over three decades. Neighborhoods evacuating. The constant question: will the levees hold? When the river finally crested at 23.51 feet on May 29th—the second-highest level since 1894—Tulsa's flood control systems were put to the ultimate test. Across the region, the flooding caused an estimated $3 billion in damage and claimed five lives.
Here's what that flood taught Tulsa residents: flood insurance isn't just for people who live right on the riverbank. The 2019 event proved that when 22 inches of rain falls in a single month, water finds its way into places you'd never expect. And here's the thing most people don't realize until it's too late—your standard homeowners insurance won't cover a single drop of flood damage.
Why Tulsa Needs Flood Insurance
Tulsa sits in a unique position geographically. The Arkansas River runs right through the heart of the metro area, and when upstream reservoirs like Keystone Dam release water during heavy rainfall, that water has to go somewhere. The levee system that protects Tulsa was built decades ago, and while it's been maintained and improved over the years, these aging levees shouldn't be your only line of defense.
The numbers tell the story. During the May 2019 floods, about 1,000 homes were damaged across Oklahoma, roads closed in at least 17 locations, and entire communities evacuated in Muskogee, Ponca City, Wagoner County, and the Tulsa area. The U.S. Geological Survey recorded peaks of record at 12 different streamgages throughout eastern and northeastern Oklahoma. This wasn't just a river problem—it was a regional water crisis.
But here's what worries flood experts the most: a breach or failure of Keystone Dam. This scenario, while unlikely, would cause catastrophic flooding along the Arkansas River through Tulsa. It's the kind of low-probability, high-consequence event that keeps emergency managers up at night—and exactly the kind of thing insurance is designed to protect against.
How Flood Insurance Actually Works
Most flood insurance in Tulsa comes through the National Flood Insurance Program, or NFIP. This is a federal program that makes flood coverage available to property owners, even in high-risk areas where private insurers won't touch. As of March 2025, the NFIP covers about 4.65 million policies nationwide, collecting $4.3 billion in annual premiums.
The average cost across the country is about $899 per year, or roughly $75 a month. But here's where Tulsa residents catch a break: the city has earned a Class 2 rating in the NFIP's Community Rating System—one of only six communities nationwide to achieve this designation. What does that mean for you? Substantial discounts on your flood insurance premiums. The city earned this rating through aggressive floodplain management, public education, and maintaining higher standards than FEMA requires.
The NFIP recently changed how it calculates rates. The old system was simple: your rate depended almost entirely on which flood zone you lived in. The new approach, called Risk Rating 2.0, looks at your specific property—its elevation, distance from water sources, type of foundation, and flood history. This means your neighbor might pay a different rate than you, even if you're on the same street.
There's one critical timing issue to understand: flood insurance typically has a 30-day waiting period before coverage kicks in. You can't watch the weather forecast, see a storm coming, and buy a policy the day before. If you're buying a home with a mortgage in a high-risk flood zone, the bank will require flood insurance—that's actually the law for federally secured financing. But even if you're not required to buy it, that doesn't mean you don't need it.
Understanding Your Flood Risk in Tulsa
FEMA creates detailed flood maps that divide areas into zones based on flood risk. High-risk areas—those with a 1% or higher chance of flooding each year—are usually labeled as Special Flood Hazard Areas. Don't let that 1% fool you. It sounds small, but over the life of a 30-year mortgage, that translates to at least a one-in-four chance of experiencing a flood. Would you feel comfortable with those odds?
FEMA has recently released revised preliminary flood risk information for Tulsa County, and they're encouraging residents and business owners to review the updated maps. Why? Because flood zones can change as development patterns shift, as climate patterns evolve, and as the city improves its flood control infrastructure. The house that wasn't in a flood zone ten years ago might be in one now, or vice versa.
You can check your property's flood zone through the City of Tulsa's online tools or through FEMA's Map Service Center. The city maintains interactive mapping resources, including specific maps for Arkansas River flooding scenarios related to Keystone Dam releases. These tools help you visualize not just where you stand today, but what could happen under different flooding scenarios.
Here's something that surprises people: more than 20% of flood insurance claims come from properties in moderate-to-low risk areas. Flash flooding from severe thunderstorms can overwhelm drainage systems anywhere in the city. A clogged culvert or storm drain can turn your street into a river, regardless of what the flood maps say. Insurance isn't just about planning for the expected risks—it's about protecting yourself from the unexpected ones too.
Getting the Coverage You Need
Start by determining your flood zone and understanding your actual risk. The City of Tulsa offers resources through its Flood Control division, and you can contact the Customer Care Center for specific guidance about your property. If you're buying or refinancing, your lender will likely require a flood determination, but don't wait for them to tell you what you need.
You can purchase NFIP coverage through most insurance agents who sell homeowners insurance—they act as intermediaries for the federal program. Get quotes from several sources, because while the underlying NFIP rates are standardized, agents may charge different fees for their services. Some insurance companies also offer private flood insurance that can sometimes provide better coverage or pricing than the NFIP, especially for higher-value properties.
Pay attention to what you're actually buying. The NFIP offers building coverage (for the structure itself) and contents coverage (for your belongings) as separate policies. Many people buy building coverage but skip contents coverage to save money, then discover after a flood that while their walls and floors will be replaced, their furniture, electronics, and clothing won't be. Think through what you'd actually need to replace if water came through your home.
The 2019 floods reminded Tulsa that nature doesn't always respect the boundaries we draw on maps. Levees help, flood control systems help, but nothing provides the peace of mind that comes from knowing that if the worst happens, you won't be wiped out financially. That's what flood insurance does. It won't stop the water from coming, but it will make sure you can rebuild when it recedes.
