Property Vital Signs · Pulse
Prepared by Movement Charleston · Charleston Tri-County
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Property Vital Signs
4251 Sea Island WayTC: 26PL: 29
Goose Creek · berkeley · 29447
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Year-10 annual cost
vs Tri-County typical
Today
$3,890
per yr · 2026
Year 10
$7,059
per yr · 2036
10-yr cumulative
$58,583
all-in carrying cost
True-Cost composite · 26/100
top driver: Tax-step trajectory · 10-yr cost lift +81%
Flood
15
Insurance
0
Tax growth
60
Reassess
94
Utility
50
Foundation
10
HOA
45
Pre-Listing composite · 29/100predicted 180-365d
hazard ratio 1.55× · top driver: Peak-tenure window
Probate
0
Distress
0
Utility
0
Cosmetic permit
0
Insurance
0
Payoff
0
Tenure
37
Tax jump
0
Title events
0
Comp sales
66
Hood velocity
5
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 | $2,012 | $28 | $1,850 | $3,890 | $3,812 |
| +1yr | $2,163 | $29 | $1,933 | $4,125 | $4,040 |
| +2yr | $2,325 | $30 | $2,020 | $4,375 | $4,282 |
| +3yr | $2,500 | $31 | $2,111 | $4,642 | $4,539 |
| +4yr | $2,687 | $32 | $2,206 | $4,925 | $4,813 |
| +5yr | $2,889 | $33 | $2,305 | $5,227 | $5,104 |
| +6yr | $3,105 | $34 | $2,409 | $5,549 | $5,415 |
| +7yr | $3,338 | $35 | $2,518 | $5,891 | $5,745 |
| +8yr | $3,589 | $37 | $2,631 | $6,256 | $6,096 |
| +9yr | $3,858 | $38 | $2,749 | $6,645 | $6,471 |
| +10yr | $4,147 | $39 | $2,873 | $7,059 | $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.