Property Vital Signs · Pulse
Prepared by Movement Charleston · Charleston Tri-County
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Property Vital Signs
4276 Saltgrass AveTC: 25PL: 21
Kiawah Island · charleston · 29492
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Year-10 annual cost
vs Tri-County typical
Today
$9,352
per yr · 2026
Year 10
$18,272
per yr · 2036
10-yr cumulative
$146,904
all-in carrying cost
True-Cost composite · 25/100
top driver: Tax-step trajectory · 10-yr cost lift +95%
Flood
15
Insurance
1
Tax growth
60
Reassess
30
Utility
65
Foundation
25
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
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 | $7,406 | $95 | $1,850 | $9,352 | $3,812 |
| +1yr | $7,962 | $99 | $1,933 | $9,994 | $4,040 |
| +2yr | $8,559 | $102 | $2,020 | $10,682 | $4,282 |
| +3yr | $9,201 | $106 | $2,111 | $11,418 | $4,539 |
| +4yr | $9,891 | $110 | $2,206 | $12,207 | $4,813 |
| +5yr | $10,633 | $113 | $2,305 | $13,052 | $5,104 |
| +6yr | $11,430 | $117 | $2,409 | $13,957 | $5,415 |
| +7yr | $12,288 | $121 | $2,518 | $14,927 | $5,745 |
| +8yr | $13,209 | $126 | $2,631 | $15,966 | $6,096 |
| +9yr | $14,200 | $130 | $2,749 | $17,079 | $6,471 |
| +10yr | $15,265 | $135 | $2,873 | $18,272 | $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.