Property Vital Signs · Pulse
Prepared by Movement Charleston · Charleston Tri-County
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Property Vital Signs
3087 Heron DrTC: 52PL: 25
Daniel Island · berkeley · 29415
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Year-10 annual cost
vs Tri-County typical
Today
$8,018
per yr · 2026
Year 10
$15,532
per yr · 2036
10-yr cumulative
$125,327
all-in carrying cost
True-Cost composite · 52/100
top driver: Flood-zone exposure · 10-yr cost lift +94%
Flood
85
Insurance
0
Tax growth
60
Reassess
81
Utility
50
Foundation
50
HOA
65
Pre-Listing composite · 25/100predicted 180-365d
hazard ratio 1.42× · top driver: Peak-tenure window
Probate
0
Distress
0
Utility
0
Cosmetic permit
0
Insurance
0
Payoff
0
Tenure
29
Tax jump
0
Title events
0
Comp sales
30
Hood velocity
4
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 | $6,085 | $84 | $1,850 | $8,018 | $3,812 |
| +1yr | $6,541 | $87 | $1,933 | $8,561 | $4,040 |
| +2yr | $7,031 | $90 | $2,020 | $9,141 | $4,282 |
| +3yr | $7,559 | $93 | $2,111 | $9,763 | $4,539 |
| +4yr | $8,126 | $96 | $2,206 | $10,428 | $4,813 |
| +5yr | $8,735 | $100 | $2,305 | $11,140 | $5,104 |
| +6yr | $9,390 | $103 | $2,409 | $11,903 | $5,415 |
| +7yr | $10,095 | $107 | $2,518 | $12,719 | $5,745 |
| +8yr | $10,852 | $110 | $2,631 | $13,593 | $6,096 |
| +9yr | $11,666 | $114 | $2,749 | $14,529 | $6,471 |
| +10yr | $12,540 | $118 | $2,873 | $15,532 | $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.