Property Vital Signs · Pulse
Prepared by Movement Charleston · Charleston Tri-County
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Property Vital Signs
174 Heron LnTC: 31PL: 57
Kiawah Island · charleston · 29432
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Year-10 annual cost
vs Tri-County typical
Today
$10,441
per yr · 2026
Year 10
$20,534
per yr · 2036
10-yr cumulative
$164,641
all-in carrying cost
True-Cost composite · 31/100
top driver: Tax-step trajectory · 10-yr cost lift +97%
Flood
15
Insurance
20
Tax growth
60
Reassess
50
Utility
65
Foundation
25
HOA
25
Pre-Listing composite · 57/100predicted 90-180d
hazard ratio 2.96× · top driver: Active lis pendens
Probate
0
Distress
70
Utility
0
Cosmetic permit
0
Insurance
0
Payoff
0
Tenure
25
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 | $8,521 | $71 | $1,850 | $10,441 | $3,812 |
| +1yr | $9,160 | $73 | $1,933 | $11,166 | $4,040 |
| +2yr | $9,847 | $76 | $2,020 | $11,943 | $4,282 |
| +3yr | $10,585 | $79 | $2,111 | $12,775 | $4,539 |
| +4yr | $11,379 | $81 | $2,206 | $13,667 | $4,813 |
| +5yr | $12,232 | $84 | $2,305 | $14,622 | $5,104 |
| +6yr | $13,150 | $87 | $2,409 | $15,646 | $5,415 |
| +7yr | $14,136 | $90 | $2,518 | $16,744 | $5,745 |
| +8yr | $15,196 | $93 | $2,631 | $17,921 | $6,096 |
| +9yr | $16,336 | $97 | $2,749 | $19,182 | $6,471 |
| +10yr | $17,561 | $100 | $2,873 | $20,534 | $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.