Property Vital Signs · Pulse
Prepared by Movement Charleston · Charleston Tri-County
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Property Vital Signs
941 Riverside BlvdTC: 48PL: 21
Kiawah Island · charleston · 29418
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Year-10 annual cost
vs Tri-County typical
Today
$15,227
per yr · 2026
Year 10
$30,333
per yr · 2036
10-yr cumulative
$241,905
all-in carrying cost
True-Cost composite · 48/100
top driver: Flood-zone exposure · 10-yr cost lift +99%
Flood
85
Insurance
6
Tax growth
26
Reassess
30
Utility
65
Foundation
70
HOA
45
Pre-Listing composite · 21/100predicted 180-365d
hazard ratio 1.30× · top driver: Subdivision FOMO
Probate
0
Distress
0
Utility
0
Cosmetic permit
0
Insurance
0
Payoff
0
Tenure
22
Tax jump
0
Title events
0
Comp sales
100
Hood velocity
10
10-year cost trajectory
insurance · property tax · cooling — annual, projected
Year-by-year breakdown
all values in 2026 dollars · projected at SC DOI / NOAA trends
| Year | Insurance | Property tax | Cooling | Annual total | vs Tri-County |
|---|---|---|---|---|---|
| Today | $13,207 | $170 | $1,850 | $15,227 | $3,812 |
| +1yr | $14,198 | $176 | $1,933 | $16,307 | $4,040 |
| +2yr | $15,262 | $182 | $2,020 | $17,465 | $4,282 |
| +3yr | $16,407 | $189 | $2,111 | $18,707 | $4,539 |
| +4yr | $17,638 | $195 | $2,206 | $20,039 | $4,813 |
| +5yr | $18,960 | $202 | $2,305 | $21,468 | $5,104 |
| +6yr | $20,383 | $209 | $2,409 | $23,001 | $5,415 |
| +7yr | $21,911 | $217 | $2,518 | $24,645 | $5,745 |
| +8yr | $23,555 | $224 | $2,631 | $26,410 | $6,096 |
| +9yr | $25,321 | $232 | $2,749 | $28,302 | $6,471 |
| +10yr | $27,220 | $240 | $2,873 | $30,333 | $6,870 |
Methodology. Insurance: SC DOI rate-filing baseline (~0.45% of property value), uplifted by per-ZIP NFIP claim density, growing 7.5% / yr. Property tax: assessor millage on assessed value, growing 3.5% / yr. Cooling: Charleston-area household baseline, growing 4.5% / yr at NOAA's SC cooling-degree-day trend. Estimates only — actual costs vary with carrier choice, mortgage escrow practices, and weather. Recomputed nightly. Data sources: FEMA OpenFEMA · SC Department of Insurance · NOAA Climate.gov · Tri-County assessors.