Property Vital Signs · Pulse
Prepared by Movement Charleston · Charleston Tri-County
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Property Vital Signs
1292 Pelican PlTC: 53PL: 45
Johns Island · charleston · 29465
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Year-10 annual cost
vs Tri-County typical
Today
$3,863
per yr · 2026
Year 10
$7,004
per yr · 2036
10-yr cumulative
$58,148
all-in carrying cost
True-Cost composite · 53/100
top driver: Flood-zone exposure · 10-yr cost lift +81%
Flood
85
Insurance
0
Tax growth
70
Reassess
50
Utility
65
Foundation
65
HOA
25
Pre-Listing composite · 45/100predicted 90-180d
hazard ratio 2.25× · top driver: Peak-tenure window
Probate
0
Distress
0
Utility
0
Cosmetic permit
0
Insurance
0
Payoff
0
Tenure
61
Tax jump
61
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 | $1,987 | $26 | $1,850 | $3,863 | $3,812 |
| +1yr | $2,136 | $27 | $1,933 | $4,096 | $4,040 |
| +2yr | $2,296 | $27 | $2,020 | $4,344 | $4,282 |
| +3yr | $2,468 | $28 | $2,111 | $4,608 | $4,539 |
| +4yr | $2,654 | $29 | $2,206 | $4,889 | $4,813 |
| +5yr | $2,853 | $30 | $2,305 | $5,188 | $5,104 |
| +6yr | $3,067 | $31 | $2,409 | $5,507 | $5,415 |
| +7yr | $3,297 | $33 | $2,518 | $5,847 | $5,745 |
| +8yr | $3,544 | $34 | $2,631 | $6,208 | $6,096 |
| +9yr | $3,810 | $35 | $2,749 | $6,594 | $6,471 |
| +10yr | $4,095 | $36 | $2,873 | $7,004 | $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.