Property Vital Signs · Pulse
Prepared by Movement Charleston · Charleston Tri-County
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Property Vital Signs
449 Coleman LnTC: 49PL: 36
Folly Beach · charleston · 29421
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Year-10 annual cost
vs Tri-County typical
Today
$7,328
per yr · 2026
Year 10
$14,118
per yr · 2036
10-yr cumulative
$114,181
all-in carrying cost
True-Cost composite · 49/100
top driver: Flood-zone exposure · 10-yr cost lift +93%
Flood
85
Insurance
0
Tax growth
60
Reassess
0
Utility
65
Foundation
65
HOA
25
Pre-Listing composite · 36/100predicted 180-365d
hazard ratio 1.82× · top driver: Peak-tenure window
Probate
0
Distress
0
Utility
0
Cosmetic permit
0
Insurance
0
Payoff
0
Tenure
75
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 | $5,408 | $70 | $1,850 | $7,328 | $3,812 |
| +1yr | $5,814 | $72 | $1,933 | $7,819 | $4,040 |
| +2yr | $6,250 | $75 | $2,020 | $8,345 | $4,282 |
| +3yr | $6,719 | $77 | $2,111 | $8,907 | $4,539 |
| +4yr | $7,223 | $80 | $2,206 | $9,509 | $4,813 |
| +5yr | $7,764 | $83 | $2,305 | $10,153 | $5,104 |
| +6yr | $8,347 | $86 | $2,409 | $10,842 | $5,415 |
| +7yr | $8,973 | $89 | $2,518 | $11,579 | $5,745 |
| +8yr | $9,646 | $92 | $2,631 | $12,368 | $6,096 |
| +9yr | $10,369 | $95 | $2,749 | $13,213 | $6,471 |
| +10yr | $11,147 | $98 | $2,873 | $14,118 | $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.