Property Vital Signs · Pulse
Prepared by Movement Charleston · Charleston Tri-County
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Property Vital Signs
1478 Sea Island LnTC: 25PL: 22
Summerville · dorchester · 29461
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Year-10 annual cost
vs Tri-County typical
Today
$4,641
per yr · 2026
Year 10
$8,601
per yr · 2036
10-yr cumulative
$70,729
all-in carrying cost
True-Cost composite · 25/100
top driver: Tax-step trajectory · 10-yr cost lift +85%
Flood
15
Insurance
14
Tax growth
54
Reassess
30
Utility
55
Foundation
10
HOA
25
Pre-Listing composite · 22/100predicted 180-365d
hazard ratio 1.33× · top driver: Peak-tenure window
Probate
0
Distress
0
Utility
0
Cosmetic permit
0
Insurance
0
Payoff
0
Tenure
56
Tax jump
0
Title events
0
Comp sales
0
Hood velocity
1
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 | $2,754 | $37 | $1,850 | $4,641 | $3,812 |
| +1yr | $2,960 | $39 | $1,933 | $4,932 | $4,040 |
| +2yr | $3,182 | $40 | $2,020 | $5,242 | $4,282 |
| +3yr | $3,421 | $41 | $2,111 | $5,573 | $4,539 |
| +4yr | $3,678 | $43 | $2,206 | $5,926 | $4,813 |
| +5yr | $3,953 | $44 | $2,305 | $6,303 | $5,104 |
| +6yr | $4,250 | $46 | $2,409 | $6,705 | $5,415 |
| +7yr | $4,569 | $47 | $2,518 | $7,134 | $5,745 |
| +8yr | $4,911 | $49 | $2,631 | $7,591 | $6,096 |
| +9yr | $5,280 | $51 | $2,749 | $8,080 | $6,471 |
| +10yr | $5,676 | $52 | $2,873 | $8,601 | $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.