Property Vital Signs · Pulse
Prepared by Movement Charleston · Charleston Tri-County
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Property Vital Signs
2086 Maple LnTC: 25PL: 21
Sullivan's Island · charleston · 29437
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Year-10 annual cost
vs Tri-County typical
Today
$11,091
per yr · 2026
Year 10
$21,842
per yr · 2036
10-yr cumulative
$175,021
all-in carrying cost
True-Cost composite · 25/100
top driver: Tax-step trajectory · 10-yr cost lift +97%
Flood
15
Insurance
0
Tax growth
56
Reassess
30
Utility
65
Foundation
25
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
22
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 | $9,123 | $118 | $1,850 | $11,091 | $3,812 |
| +1yr | $9,807 | $122 | $1,933 | $11,862 | $4,040 |
| +2yr | $10,543 | $126 | $2,020 | $12,689 | $4,282 |
| +3yr | $11,334 | $130 | $2,111 | $13,575 | $4,539 |
| +4yr | $12,184 | $135 | $2,206 | $14,525 | $4,813 |
| +5yr | $13,097 | $140 | $2,305 | $15,543 | $5,104 |
| +6yr | $14,080 | $145 | $2,409 | $16,634 | $5,415 |
| +7yr | $15,136 | $150 | $2,518 | $17,803 | $5,745 |
| +8yr | $16,271 | $155 | $2,631 | $19,057 | $6,096 |
| +9yr | $17,491 | $160 | $2,749 | $20,401 | $6,471 |
| +10yr | $18,803 | $166 | $2,873 | $21,842 | $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.