Property Vital Signs · Pulse
Prepared by Movement Charleston · Charleston Tri-County
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Property Vital Signs
2245 Palmetto AveTC: 21PL: 21
Kiawah Island · charleston · 29413
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Year-10 annual cost
vs Tri-County typical
Today
$15,301
per yr · 2026
Year 10
$30,485
per yr · 2036
10-yr cumulative
$243,099
all-in carrying cost
True-Cost composite · 21/100
top driver: Tax-step trajectory · 10-yr cost lift +99%
Flood
15
Insurance
0
Tax growth
45
Reassess
30
Utility
65
Foundation
10
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
18
Tax jump
0
Title events
0
Comp sales
100
Hood velocity
10
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 | $13,280 | $171 | $1,850 | $15,301 | $3,812 |
| +1yr | $14,276 | $177 | $1,933 | $16,386 | $4,040 |
| +2yr | $15,347 | $183 | $2,020 | $17,550 | $4,282 |
| +3yr | $16,498 | $190 | $2,111 | $18,799 | $4,539 |
| +4yr | $17,735 | $196 | $2,206 | $20,138 | $4,813 |
| +5yr | $19,065 | $203 | $2,305 | $21,574 | $5,104 |
| +6yr | $20,495 | $210 | $2,409 | $23,115 | $5,415 |
| +7yr | $22,032 | $218 | $2,518 | $24,767 | $5,745 |
| +8yr | $23,685 | $225 | $2,631 | $26,541 | $6,096 |
| +9yr | $25,461 | $233 | $2,749 | $28,443 | $6,471 |
| +10yr | $27,370 | $241 | $2,873 | $30,485 | $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.