Property Vital Signs · Pulse
Prepared by Movement Charleston · Charleston Tri-County
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Property Vital Signs
3175 Heron LnTC: 41PL: 31
Kiawah Island · charleston · 29491
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Year-10 annual cost
vs Tri-County typical
Today
$11,063
per yr · 2026
Year 10
$21,785
per yr · 2036
10-yr cumulative
$174,569
all-in carrying cost
True-Cost composite · 41/100
top driver: Flood-zone exposure · 10-yr cost lift +97%
Flood
45
Insurance
0
Tax growth
56
Reassess
89
Utility
65
Foundation
70
HOA
25
Pre-Listing composite · 31/100predicted 180-365d
hazard ratio 1.63× · top driver: Subdivision FOMO
Probate
0
Distress
0
Utility
0
Cosmetic permit
0
Insurance
0
Payoff
0
Tenure
34
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 | $9,096 | $117 | $1,850 | $11,063 | $3,812 |
| +1yr | $9,778 | $121 | $1,933 | $11,832 | $4,040 |
| +2yr | $10,511 | $126 | $2,020 | $12,657 | $4,282 |
| +3yr | $11,299 | $130 | $2,111 | $13,541 | $4,539 |
| +4yr | $12,147 | $135 | $2,206 | $14,488 | $4,813 |
| +5yr | $13,058 | $139 | $2,305 | $15,503 | $5,104 |
| +6yr | $14,037 | $144 | $2,409 | $16,590 | $5,415 |
| +7yr | $15,090 | $149 | $2,518 | $17,757 | $5,745 |
| +8yr | $16,222 | $154 | $2,631 | $19,007 | $6,096 |
| +9yr | $17,438 | $160 | $2,749 | $20,347 | $6,471 |
| +10yr | $18,746 | $165 | $2,873 | $21,785 | $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.