Don't negate the corporate decision-making process as well. 

I feel that the flood insurance cost of $120/mo doesn't seem prohibitive to me but I am out of state and was curious if on a local level this has any stigma or large bearing in a buyer's decision (other than the obvious cost consideration)? 

I also implore you take measured and strategic decisions. 

It's nuanced, but important.I mention this to encourage you to make a proactive decision about your total financial strategy. 

You are also packing in the most square footage you can on that lot, another good economic decision.

I think your response highlights the need to ask a knowledgeable appraiser in my area to make a truly informed decision.  

This is a money decision and  I am going to hazard a guess that if the OP specs the cost staying with gas heat makes sense. 

Seeing as WA market is highly appreciation based, that weighs heavily on my decision as well.Any insight to be offered would be much appreciated.Edit, footnote: I'm buying one of the very first houses in the neighborhood for the SFH.

With the amount of equity you have in the current house, you could find a local bank to give you a HELOC, which would increase your buying power significantly.Renting the current house and using the equity to pull a HELOC would likely be the best decision, and everyone has different goals.

The county website is just the record keeper but the decisions and rezoning are done by each city individually.