Property Vital Signs · Pulse
Prepared by Movement Charleston · Charleston Tri-County
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Property Vital Signs
3656 Egret DrTC: 28PL: 35
Folly Beach · charleston · 29492
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Year-10 annual cost
vs Tri-County typical
Today
$7,844
per yr · 2026
Year 10
$15,178
per yr · 2036
10-yr cumulative
$122,531
all-in carrying cost
True-Cost composite · 28/100
top driver: Tax-step trajectory · 10-yr cost lift +93%
Flood
15
Insurance
1
Tax growth
60
Reassess
86
Utility
65
Foundation
10
HOA
45
Pre-Listing composite · 35/100predicted 180-365d
hazard ratio 1.77× · top driver: Peak-tenure window
Probate
0
Distress
0
Utility
0
Cosmetic permit
0
Insurance
0
Payoff
0
Tenure
65
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 | $5,918 | $76 | $1,850 | $7,844 | $3,812 |
| +1yr | $6,362 | $79 | $1,933 | $8,374 | $4,040 |
| +2yr | $6,839 | $82 | $2,020 | $8,941 | $4,282 |
| +3yr | $7,352 | $85 | $2,111 | $9,548 | $4,539 |
| +4yr | $7,904 | $88 | $2,206 | $10,197 | $4,813 |
| +5yr | $8,496 | $91 | $2,305 | $10,892 | $5,104 |
| +6yr | $9,133 | $94 | $2,409 | $11,636 | $5,415 |
| +7yr | $9,819 | $97 | $2,518 | $12,433 | $5,745 |
| +8yr | $10,555 | $100 | $2,631 | $13,286 | $6,096 |
| +9yr | $11,347 | $104 | $2,749 | $14,200 | $6,471 |
| +10yr | $12,198 | $108 | $2,873 | $15,178 | $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.