Property Vital Signs · Pulse
Prepared by Movement Charleston · Charleston Tri-County
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Property Vital Signs
549 Coleman LnTC: 30PL: 72
Sullivan's Island · charleston · 29420
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Year-10 annual cost
vs Tri-County typical
Today
$14,592
per yr · 2026
Year 10
$29,028
per yr · 2036
10-yr cumulative
$231,626
all-in carrying cost
True-Cost composite · 30/100
top driver: Tax-step trajectory · 10-yr cost lift +99%
Flood
15
Insurance
7
Tax growth
70
Reassess
92
Utility
65
Foundation
10
HOA
25
Pre-Listing composite · 72/100predicted 30-90d
hazard ratio 4.22× · top driver: Active lis pendens
Probate
0
Distress
37
Utility
0
Cosmetic permit
0
Insurance
0
Payoff
0
Tenure
67
Tax jump
67
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 | $12,579 | $162 | $1,850 | $14,592 | $3,812 |
| +1yr | $13,523 | $168 | $1,933 | $15,624 | $4,040 |
| +2yr | $14,537 | $174 | $2,020 | $16,731 | $4,282 |
| +3yr | $15,627 | $180 | $2,111 | $17,918 | $4,539 |
| +4yr | $16,799 | $186 | $2,206 | $19,192 | $4,813 |
| +5yr | $18,059 | $193 | $2,305 | $20,557 | $5,104 |
| +6yr | $19,414 | $199 | $2,409 | $22,022 | $5,415 |
| +7yr | $20,870 | $206 | $2,518 | $23,594 | $5,745 |
| +8yr | $22,435 | $214 | $2,631 | $25,280 | $6,096 |
| +9yr | $24,118 | $221 | $2,749 | $27,088 | $6,471 |
| +10yr | $25,927 | $229 | $2,873 | $29,028 | $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.