Property Vital Signs · Pulse
Prepared by Movement Charleston · Charleston Tri-County
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Property Vital Signs
3627 Pelican AveTC: 55PL: 21
Isle of Palms · charleston · 29472
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Year-10 annual cost
vs Tri-County typical
Today
$17,339
per yr · 2026
Year 10
$34,712
per yr · 2036
10-yr cumulative
$276,254
all-in carrying cost
True-Cost composite · 55/100
top driver: Flood-zone exposure · 10-yr cost lift +100%
Flood
85
Insurance
20
Tax growth
60
Reassess
30
Utility
65
Foundation
65
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
21
Tax jump
0
Title events
0
Comp sales
100
Hood velocity
16
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 | $15,360 | $129 | $1,850 | $17,339 | $3,812 |
| +1yr | $16,512 | $133 | $1,933 | $18,578 | $4,040 |
| +2yr | $17,750 | $138 | $2,020 | $19,908 | $4,282 |
| +3yr | $19,082 | $143 | $2,111 | $21,335 | $4,539 |
| +4yr | $20,513 | $148 | $2,206 | $22,867 | $4,813 |
| +5yr | $22,051 | $153 | $2,305 | $24,510 | $5,104 |
| +6yr | $23,705 | $158 | $2,409 | $26,272 | $5,415 |
| +7yr | $25,483 | $164 | $2,518 | $28,164 | $5,745 |
| +8yr | $27,394 | $170 | $2,631 | $30,194 | $6,096 |
| +9yr | $29,449 | $176 | $2,749 | $32,373 | $6,471 |
| +10yr | $31,657 | $182 | $2,873 | $34,712 | $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.