Property Vital Signs · Pulse
Prepared by Movement Charleston · Charleston Tri-County
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Property Vital Signs
4115 Marsh View PlTC: 23PL: 21
Johns Island · charleston · 29462
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Year-10 annual cost
vs Tri-County typical
Today
$4,575
per yr · 2026
Year 10
$8,466
per yr · 2036
10-yr cumulative
$69,659
all-in carrying cost
True-Cost composite · 23/100
top driver: Tax-step trajectory · 10-yr cost lift +85%
Flood
15
Insurance
0
Tax growth
52
Reassess
0
Utility
65
Foundation
25
HOA
25
Pre-Listing composite · 21/100predicted 180-365d
hazard ratio 1.30× · top driver: Subdivision FOMO
Probate
0
Distress
0
Utility
0
Cosmetic permit
0
Insurance
0
Payoff
0
Tenure
17
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 | $2,690 | $35 | $1,850 | $4,575 | $3,812 |
| +1yr | $2,892 | $36 | $1,933 | $4,861 | $4,040 |
| +2yr | $3,108 | $37 | $2,020 | $5,166 | $4,282 |
| +3yr | $3,342 | $38 | $2,111 | $5,491 | $4,539 |
| +4yr | $3,592 | $40 | $2,206 | $5,838 | $4,813 |
| +5yr | $3,862 | $41 | $2,305 | $6,208 | $5,104 |
| +6yr | $4,151 | $43 | $2,409 | $6,603 | $5,415 |
| +7yr | $4,463 | $44 | $2,518 | $7,024 | $5,745 |
| +8yr | $4,797 | $46 | $2,631 | $7,474 | $6,096 |
| +9yr | $5,157 | $47 | $2,749 | $7,954 | $6,471 |
| +10yr | $5,544 | $49 | $2,873 | $8,466 | $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.