Property Vital Signs · Pulse
Prepared by Movement Charleston · Charleston Tri-County
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Property Vital Signs
2375 Plantation PlTC: 52PL: 31
Sullivan's Island · charleston · 29474
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Year-10 annual cost
vs Tri-County typical
Today
$9,918
per yr · 2026
Year 10
$19,435
per yr · 2036
10-yr cumulative
$156,065
all-in carrying cost
True-Cost composite · 52/100
top driver: Flood-zone exposure · 10-yr cost lift +96%
Flood
85
Insurance
0
Tax growth
60
Reassess
86
Utility
65
Foundation
50
HOA
25
Pre-Listing composite · 31/100predicted 180-365d
hazard ratio 1.62× · top driver: Subdivision FOMO
Probate
0
Distress
0
Utility
0
Cosmetic permit
0
Insurance
0
Payoff
0
Tenure
32
Tax jump
0
Title events
0
Comp sales
100
Hood velocity
15
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 | $7,966 | $103 | $1,850 | $9,918 | $3,812 |
| +1yr | $8,563 | $106 | $1,933 | $10,603 | $4,040 |
| +2yr | $9,205 | $110 | $2,020 | $11,336 | $4,282 |
| +3yr | $9,896 | $114 | $2,111 | $12,121 | $4,539 |
| +4yr | $10,638 | $118 | $2,206 | $12,962 | $4,813 |
| +5yr | $11,436 | $122 | $2,305 | $13,863 | $5,104 |
| +6yr | $12,293 | $126 | $2,409 | $14,829 | $5,415 |
| +7yr | $13,216 | $131 | $2,518 | $15,864 | $5,745 |
| +8yr | $14,207 | $135 | $2,631 | $16,973 | $6,096 |
| +9yr | $15,272 | $140 | $2,749 | $18,161 | $6,471 |
| +10yr | $16,418 | $145 | $2,873 | $19,435 | $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.