Property Vital Signs · Pulse
Prepared by Movement Charleston · Charleston Tri-County
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Property Vital Signs
715 Channel WayTC: 24PL: 43
Moncks Corner · berkeley · 29478
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Year-10 annual cost
vs Tri-County typical
Today
$3,976
per yr · 2026
Year 10
$7,236
per yr · 2036
10-yr cumulative
$59,977
all-in carrying cost
True-Cost composite · 24/100
top driver: Tax-step trajectory · 10-yr cost lift +82%
Flood
15
Insurance
0
Tax growth
70
Reassess
0
Utility
50
Foundation
25
HOA
25
Pre-Listing composite · 43/100predicted 90-180d
hazard ratio 2.13× · top driver: Peak-tenure window
Probate
0
Distress
0
Utility
0
Cosmetic permit
0
Insurance
0
Payoff
0
Tenure
49
Tax jump
51
Title events
0
Comp sales
100
Hood velocity
7
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 | $2,097 | $29 | $1,850 | $3,976 | $3,812 |
| +1yr | $2,254 | $30 | $1,933 | $4,218 | $4,040 |
| +2yr | $2,424 | $31 | $2,020 | $4,475 | $4,282 |
| +3yr | $2,605 | $32 | $2,111 | $4,748 | $4,539 |
| +4yr | $2,801 | $33 | $2,206 | $5,040 | $4,813 |
| +5yr | $3,011 | $34 | $2,305 | $5,350 | $5,104 |
| +6yr | $3,237 | $36 | $2,409 | $5,681 | $5,415 |
| +7yr | $3,479 | $37 | $2,518 | $6,034 | $5,745 |
| +8yr | $3,740 | $38 | $2,631 | $6,409 | $6,096 |
| +9yr | $4,021 | $39 | $2,749 | $6,809 | $6,471 |
| +10yr | $4,322 | $41 | $2,873 | $7,236 | $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.