Property Vital Signs · Pulse
Prepared by Movement Charleston · Charleston Tri-County
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Property Vital Signs
898 Magnolia BlvdTC: 36PL: 37
Kiawah Island · charleston · 29446
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Year-10 annual cost
vs Tri-County typical
Today
$11,555
per yr · 2026
Year 10
$22,794
per yr · 2036
10-yr cumulative
$182,523
all-in carrying cost
True-Cost composite · 36/100
top driver: Flood-zone exposure · 10-yr cost lift +97%
Flood
45
Insurance
0
Tax growth
25
Reassess
50
Utility
65
Foundation
85
HOA
25
Pre-Listing composite · 37/100predicted 180-365d
hazard ratio 1.87× · top driver: Peak-tenure window
Probate
0
Distress
0
Utility
0
Cosmetic permit
0
Insurance
0
Payoff
0
Tenure
84
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 | $9,581 | $123 | $1,850 | $11,555 | $3,812 |
| +1yr | $10,300 | $128 | $1,933 | $12,361 | $4,040 |
| +2yr | $11,072 | $132 | $2,020 | $13,225 | $4,282 |
| +3yr | $11,903 | $137 | $2,111 | $14,151 | $4,539 |
| +4yr | $12,795 | $142 | $2,206 | $15,143 | $4,813 |
| +5yr | $13,755 | $147 | $2,305 | $16,207 | $5,104 |
| +6yr | $14,787 | $152 | $2,409 | $17,348 | $5,415 |
| +7yr | $15,896 | $157 | $2,518 | $18,570 | $5,745 |
| +8yr | $17,088 | $163 | $2,631 | $19,881 | $6,096 |
| +9yr | $18,369 | $168 | $2,749 | $21,287 | $6,471 |
| +10yr | $19,747 | $174 | $2,873 | $22,794 | $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.