Property Vital Signs · Pulse
Prepared by Movement Charleston · Charleston Tri-County
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Property Vital Signs
4282 Coleman WayTC: 19PL: 33
North Charleston · charleston · 29466
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Year-10 annual cost
vs Tri-County typical
Today
$3,469
per yr · 2026
Year 10
$6,197
per yr · 2036
10-yr cumulative
$51,786
all-in carrying cost
True-Cost composite · 19/100
top driver: Utility rate pressure · 10-yr cost lift +79%
Flood
15
Insurance
1
Tax growth
27
Reassess
0
Utility
65
Foundation
25
HOA
25
Pre-Listing composite · 33/100predicted 180-365d
hazard ratio 1.70× · top driver: Peak-tenure window
Probate
0
Distress
0
Utility
0
Cosmetic permit
0
Insurance
0
Payoff
0
Tenure
49
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 | $1,599 | $21 | $1,850 | $3,469 | $3,812 |
| +1yr | $1,718 | $21 | $1,933 | $3,673 | $4,040 |
| +2yr | $1,847 | $22 | $2,020 | $3,890 | $4,282 |
| +3yr | $1,986 | $23 | $2,111 | $4,120 | $4,539 |
| +4yr | $2,135 | $24 | $2,206 | $4,365 | $4,813 |
| +5yr | $2,295 | $24 | $2,305 | $4,625 | $5,104 |
| +6yr | $2,467 | $25 | $2,409 | $4,901 | $5,415 |
| +7yr | $2,652 | $26 | $2,518 | $5,196 | $5,745 |
| +8yr | $2,851 | $27 | $2,631 | $5,509 | $6,096 |
| +9yr | $3,065 | $28 | $2,749 | $5,842 | $6,471 |
| +10yr | $3,295 | $29 | $2,873 | $6,197 | $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.