Property Vital Signs · Pulse
Prepared by Movement Charleston · Charleston Tri-County
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Property Vital Signs
664 Camellia BlvdTC: 22PL: 32
James Island · charleston · 29421
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Year-10 annual cost
vs Tri-County typical
Today
$4,437
per yr · 2026
Year 10
$8,184
per yr · 2036
10-yr cumulative
$67,436
all-in carrying cost
True-Cost composite · 22/100
top driver: Tax-step trajectory · 10-yr cost lift +84%
Flood
15
Insurance
0
Tax growth
52
Reassess
0
Utility
65
Foundation
10
HOA
45
Pre-Listing composite · 32/100predicted 180-365d
hazard ratio 1.69× · top driver: Subdivision FOMO
Probate
0
Distress
0
Utility
0
Cosmetic permit
0
Insurance
0
Payoff
0
Tenure
46
Tax jump
0
Title events
0
Comp sales
100
Hood velocity
14
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 | $2,554 | $33 | $1,850 | $4,437 | $3,812 |
| +1yr | $2,746 | $34 | $1,933 | $4,713 | $4,040 |
| +2yr | $2,952 | $35 | $2,020 | $5,007 | $4,282 |
| +3yr | $3,173 | $37 | $2,111 | $5,321 | $4,539 |
| +4yr | $3,411 | $38 | $2,206 | $5,655 | $4,813 |
| +5yr | $3,667 | $39 | $2,305 | $6,011 | $5,104 |
| +6yr | $3,942 | $40 | $2,409 | $6,391 | $5,415 |
| +7yr | $4,237 | $42 | $2,518 | $6,797 | $5,745 |
| +8yr | $4,555 | $43 | $2,631 | $7,229 | $6,096 |
| +9yr | $4,897 | $45 | $2,749 | $7,691 | $6,471 |
| +10yr | $5,264 | $46 | $2,873 | $8,184 | $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.