Property Vital Signs · Pulse
Prepared by Movement Charleston · Charleston Tri-County
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Property Vital Signs
2509 Spanish Moss LnTC: 26PL: 30
James Island · charleston · 29417
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Year-10 annual cost
vs Tri-County typical
Today
$4,885
per yr · 2026
Year 10
$9,103
per yr · 2036
10-yr cumulative
$74,680
all-in carrying cost
True-Cost composite · 26/100
top driver: Tax-step trajectory · 10-yr cost lift +86%
Flood
15
Insurance
0
Tax growth
60
Reassess
50
Utility
65
Foundation
10
HOA
45
Pre-Listing composite · 30/100predicted 180-365d
hazard ratio 1.60× · top driver: Subdivision FOMO
Probate
0
Distress
0
Utility
0
Cosmetic permit
0
Insurance
0
Payoff
0
Tenure
28
Tax jump
0
Title events
0
Comp sales
100
Hood velocity
14
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 | $2,996 | $39 | $1,850 | $4,885 | $3,812 |
| +1yr | $3,221 | $40 | $1,933 | $5,194 | $4,040 |
| +2yr | $3,463 | $41 | $2,020 | $5,524 | $4,282 |
| +3yr | $3,722 | $43 | $2,111 | $5,876 | $4,539 |
| +4yr | $4,002 | $44 | $2,206 | $6,252 | $4,813 |
| +5yr | $4,302 | $46 | $2,305 | $6,653 | $5,104 |
| +6yr | $4,624 | $47 | $2,409 | $7,081 | $5,415 |
| +7yr | $4,971 | $49 | $2,518 | $7,538 | $5,745 |
| +8yr | $5,344 | $51 | $2,631 | $8,026 | $6,096 |
| +9yr | $5,745 | $53 | $2,749 | $8,547 | $6,471 |
| +10yr | $6,176 | $54 | $2,873 | $9,103 | $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.