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What it means for buyers and sellers.
This week, I want to talk about something a lot of our neighbors are still living with: August’s flood.
What happened, and where recovery stands
According to WISH-TV, the White River crested at 24.6 feet in August, breaking a record set in 1913. Noblesville reported more than 550 residential units affected, Carmel about 215 properties, and Fishers rescuers saved 12 people and their pets along the river. Hamilton County was included in the federal major disaster declaration on Aug. 25.
Recovery help is still available, but time is short:
· FEMA deadline: Gov. Mike Braun’s office says the deadline to apply for FEMA Individual Assistance is Oct. 25. You can register at DisasterAssistance.gov. (Hamilton County’s flood page lists Oct. 26, but I’d go by the earlier date to be safe.)
· County help line: Hamilton County’s flood assistance line is (317) 645-3261 for help with shelter, food, cleanup and debris pickup.
· Longer-term help: The Hamilton County Long Term Recovery Group connects homeowners and renters with case managers, repair help and donated resources after insurance and FEMA, at hcltrg26.org.
Around town this week
Carmel approves its 2027 budget. On Oct. 19, the Carmel City Council approved a $252.4 million budget that keeps the city’s property tax rate the same and includes stormwater improvements, road and pathway maintenance, and public safety funding.
Merchants Square utility work starts soon. Carmel Utilities plans to begin replacing water and sewer lines around Merchants Square at the end of October, working in 13 phases through summer 2027. Businesses will stay open, but plan for detours on Keystone Way first.
Noblesville’s Forest View Farms goes to the plan commission Oct. 26. M/I Homes, with Drees Homes as a second builder, has proposed 413 for-sale homes on about 215 acres near 166th Street and Olio Road, with ranch and two-story plans and roughly 68 acres of open space, according to Current in Noblesville.
Zionsville looks at a grocery store site. The Zionsville Plan Commission’s Oct. 20 agenda includes rezoning about 11 acres at U.S. 421 and 300 South for a grocery store and neighborhood businesses.
My tip this week: get the water story before you sign
If you’re selling, Indiana’s Seller’s Residential Real Estate Sales Disclosure form asks whether your property is in a FEMA flood plain, whether you pay for flood insurance, and whether there’s been any water in the basement or crawl space or any flood damage. Answer honestly based on what you know. If you had water in August, gather your repair receipts, photos, insurance paperwork and any mitigation work, like a new sump pump or regrading. Buyers tend to feel a lot better when they can see what was fixed and who fixed it.
If you’re buying, here’s what I’d do:
1. Look up the address on FEMA’s Flood Map Service Center (msc.fema.gov) before you write an offer.
2. Read the seller’s disclosure closely and ask follow-up questions about anything marked “yes” or “unknown.”
3. Get a flood insurance quote early. Standard homeowners policies generally don’t cover flood damage. National Flood Insurance Program policies usually have a 30-day waiting period, but coverage bought in connection with a new mortgage can start at closing.
4. Have your home inspector pay extra attention to the basement, the grading around the house, and the sump pump.
No one can promise what the river will do next, but knowing a home’s history up front means fewer surprises at the closing table.
Quick FAQ
Do I have to disclose flood damage when I sell my home in Indiana?
Indiana’s seller disclosure form asks directly about flood plains, flood insurance, water problems and flood damage. Sellers answer based on what they actually know. Talk with your agent or a real estate attorney if you’re not sure how to answer.
How do I know if a home is in a flood zone?
Search the address on FEMA’s Flood Map Service Center at msc.fema.gov. Your lender will also check flood zone status during the loan process.
Is it too late to apply for FEMA help after the August flood?
Not yet. The state says the deadline is Oct. 25. Register at DisasterAssistance.gov, or call Hamilton County’s flood line at (317) 645-3261 for help.
Let’s talk
Whether you’re recovering from August, thinking about selling, or looking for your next home, I’m happy to walk through it with you. Call or text me at (317) 750-9698, or stop by our office at 12401 Old Meridian St, Carmel, IN 46032.
John Long, REALTOR® | Coldwell Banker Kaiser Real Estate | 12401 Old Meridian St, Carmel, IN 46032 | (317) 750-9698 | indyhomenow.com
Sources
WISH-TV, “Hamilton County officials update on flood response and impact in communities,” Aug. 16, 2026 (updated Aug. 17): https://www.wishtv.com/weather/weather-stories/noblesville-carmel-fishers-flood-impact/
WISH-TV, “Trump administration OKs major disaster declaration for 21 Indiana counties,” Aug. 2026: https://www.wishtv.com/weather/weather-stories/trump-administration-oks-major-disaster-declaration-for-21-indiana-counties/
State of Indiana, “Gov. Braun Brings Additional One-Stop Shop Locations to Hoosiers Recovering From August Severe Weather,” Sept. 29, 2026 (FEMA deadline Oct. 25): https://events.in.gov/event/gov-braun-brings-additional-one-stop-shop-locations-to-hoosiers-recovering-from-august-severe-weather
Hamilton County, “Flood Information and Resources” (updated Sept. 8, 2026; lists Oct. 26 deadline and 317-645-3261 line): https://www.hamiltoncounty.in.gov/2154/Flood-Information-and-Resources
Current Publishing, “Hamilton County Commissioners honor Indiana Extension Homemakers, advance imaging project, flood recovery efforts,” Oct. 13, 2026: https://youarecurrent.com/2026/10/13/hamilton-county-commissioners-honor-indiana-extension-homemakers-advance-imaging-project-flood-recovery-efforts/
Hamilton County Long Term Recovery Group 2026: https://hcltrg26.org/
City of Carmel, “Approved 2027 budget emphasizes public safety, essential services,” Oct. 19, 2026: https://www.carmel.in.gov/m/NewsFlash/?cat=11
WISH-TV, “Carmel City Council approves 2027 budget,” Oct. 19, 2026: https://www.wishtv.com/news/politics/carmel-city-council-approves-2027-budget/
City of Carmel, “City of Carmel announces Merchants Square water, sewer upgrades,” Oct. 9, 2026: https://www.carmel.in.gov/CivicSend/ViewMessage/message/302919
Current in Noblesville, “MI Homes of Indiana proposes 413-home community in Noblesville,” Sept. 22, 2026: https://youarecurrent.com/2026/09/22/mi-homes-of-indiana-proposes-413-home-community-in-noblesville/
City of Noblesville, Plan Commission meeting Oct. 26, 2026: https://www.noblesville.in.gov/AgendaCenter/Plan-Commission-3
Town of Zionsville, Plan Commission special meeting agenda, Oct. 20, 2026: https://www.zionsville-in.gov/AgendaCenter/ViewFile/Agenda/_10202026-2275
State of Indiana, Seller’s Residential Real Estate Sales Disclosure (State Form 46234): https://forms.in.gov/Download.aspx?id=16805
eCFR, 44 CFR 61.11, effective date of flood insurance coverage (30-day wait and loan-closing exception): https://www.ecfr.gov/current/title-44/chapter-I/subchapter-B/part-61/section-61.11
FEMA Flood Map Service Center: https://msc.fema.gov/
