Property Vital Signs · Pulse
Prepared by Movement Charleston · Charleston Tri-County
← back to leaderboard
Property Vital Signs
478 Captain WayTC: 25PL: 37
Johns Island · charleston · 29474
Press ⌘ + P to print this page as a buyer-facing PDF report.
Year-10 annual cost
vs Tri-County typical
Today
$5,929
per yr · 2026
Year 10
$11,247
per yr · 2036
10-yr cumulative
$91,564
all-in carrying cost
True-Cost composite · 25/100
top driver: Tax-step trajectory · 10-yr cost lift +90%
Flood
15
Insurance
0
Tax growth
60
Reassess
50
Utility
65
Foundation
10
HOA
25
Pre-Listing composite · 37/100predicted 180-365d
hazard ratio 1.87× · top driver: Peak-tenure window
Probate
0
Distress
0
Utility
0
Cosmetic permit
0
Insurance
0
Payoff
0
Tenure
84
Tax jump
0
Title events
0
Comp sales
100
Hood velocity
9
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 | $4,027 | $52 | $1,850 | $5,929 | $3,812 |
| +1yr | $4,329 | $54 | $1,933 | $6,316 | $4,040 |
| +2yr | $4,654 | $56 | $2,020 | $6,730 | $4,282 |
| +3yr | $5,003 | $58 | $2,111 | $7,172 | $4,539 |
| +4yr | $5,378 | $60 | $2,206 | $7,644 | $4,813 |
| +5yr | $5,782 | $62 | $2,305 | $8,149 | $5,104 |
| +6yr | $6,215 | $64 | $2,409 | $8,688 | $5,415 |
| +7yr | $6,682 | $66 | $2,518 | $9,265 | $5,745 |
| +8yr | $7,183 | $68 | $2,631 | $9,882 | $6,096 |
| +9yr | $7,721 | $71 | $2,749 | $10,541 | $6,471 |
| +10yr | $8,301 | $73 | $2,873 | $11,247 | $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.