Larimer County has one of Colorado’s most active elevation certificate markets, driven by the September 2013 Front Range floods that triggered major FEMA map revisions across the county. Properties along the Big Thompson River, Cache la Poudre River, Spring Creek in Fort Collins, and the Buckhorn Creek corridor saw flood zone designations expand after 2013. In 2026, elevation certificates in Fort Collins and Loveland run $475 to $800.
Larimer County’s Flood History and FEMA Maps
Larimer County has a remarkable and tragic flood history. On July 31, 1976, the Big Thompson Canyon flood killed 144 people in the canyon corridor between Loveland and Estes Park, one of the deadliest natural disasters in Colorado history. In September 2013, a multi-day rainfall event triggered flooding across the entire northern Front Range. The Big Thompson flooded again along US-34. The Cache la Poudre River flooded through Fort Collins, Bellvue, and the canyon above. Spring Creek in Fort Collins, Buckhorn Creek in the foothills, and dozens of smaller streams all ran well above flood stage.
Following the 2013 floods, FEMA conducted an extensive flood map update for Larimer County. Properties in the Big Thompson Canyon corridor, along the Cache la Poudre through Fort Collins, in the Glen Haven and Drake communities, and along Spring Creek in Fort Collins saw significant changes to their FEMA flood zone designations. If your property is in or near any of these areas and you have not had an updated elevation certificate since 2013, the current flood zone status of your property may have changed.
Primary Flood Zones in Larimer County
- Big Thompson River: The entire canyon corridor (US-34 from Loveland to Estes Park) has extensive Zone AE coverage. Canyon properties and riverside lots are most affected.
- Cache la Poudre River: Runs through Fort Collins and Bellvue. Flood zones along the river affect properties in north Fort Collins and the Poudre Canyon corridor.
- Spring Creek: Runs east through Fort Collins; the Spring Creek flood of 1997 and the 2013 event both caused significant damage. Properties near Spring Creek in Fort Collins are commonly in flood zones.
- Dry Creek: Runs through Loveland; properties along the Dry Creek corridor in Loveland may be in flood zones.
What the Certificate Does
A licensed PLS measures the lowest floor elevation of your structure using NAVD 88 as the vertical datum, then compares this to the BFE on the current FEMA FIRM panel for your location. The completed FEMA Form 086-0-33 documents this relationship. Your NFIP insurer uses the certificate to set your premium. If your lowest floor is above the BFE, premiums are significantly lower than the default flood zone rate.
Finding a Surveyor in Larimer County
To find an elevation certificate surveyor in Larimer County, browse our directory. Every surveyor listed is sourced from Colorado state licensing records. For canyon properties, confirm the firm has experience with the specific corridor you are in.