Property Vital Signs · Pulse
Prepared by Movement Charleston · Charleston Tri-County
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Property Vital Signs
4416 Magnolia AveTC: 44PL: 21
Sullivan's Island · charleston · 29465
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Year-10 annual cost
vs Tri-County typical
Today
$10,254
per yr · 2026
Year 10
$20,124
per yr · 2036
10-yr cumulative
$161,487
all-in carrying cost
True-Cost composite · 44/100
top driver: Flood-zone exposure · 10-yr cost lift +96%
Flood
85
Insurance
0
Tax growth
29
Reassess
0
Utility
65
Foundation
65
HOA
25
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
15
Tax jump
0
Title events
0
Comp sales
100
Hood velocity
15
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 | $8,297 | $107 | $1,850 | $10,254 | $3,812 |
| +1yr | $8,919 | $111 | $1,933 | $10,963 | $4,040 |
| +2yr | $9,588 | $115 | $2,020 | $11,723 | $4,282 |
| +3yr | $10,307 | $119 | $2,111 | $12,537 | $4,539 |
| +4yr | $11,080 | $123 | $2,206 | $13,409 | $4,813 |
| +5yr | $11,911 | $127 | $2,305 | $14,344 | $5,104 |
| +6yr | $12,804 | $131 | $2,409 | $15,345 | $5,415 |
| +7yr | $13,765 | $136 | $2,518 | $16,418 | $5,745 |
| +8yr | $14,797 | $141 | $2,631 | $17,569 | $6,096 |
| +9yr | $15,907 | $146 | $2,749 | $18,802 | $6,471 |
| +10yr | $17,100 | $151 | $2,873 | $20,124 | $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.