Property Vital Signs · Pulse
Prepared by Movement Charleston · Charleston Tri-County
← back to leaderboard
Property Vital Signs
3054 Spanish Moss DrTC: 54PL: 21
Kiawah Island · charleston · 29477
Press ⌘ + P to print this page as a buyer-facing PDF report.
Year-10 annual cost
vs Tri-County typical
Today
$15,239
per yr · 2026
Year 10
$30,364
per yr · 2036
10-yr cumulative
$242,129
all-in carrying cost
True-Cost composite · 54/100
top driver: Flood-zone exposure · 10-yr cost lift +99%
Flood
85
Insurance
20
Tax growth
49
Reassess
0
Utility
65
Foundation
85
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
15
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 | $13,228 | $162 | $1,850 | $15,239 | $3,812 |
| +1yr | $14,220 | $167 | $1,933 | $16,320 | $4,040 |
| +2yr | $15,287 | $173 | $2,020 | $17,480 | $4,282 |
| +3yr | $16,433 | $179 | $2,111 | $18,723 | $4,539 |
| +4yr | $17,665 | $185 | $2,206 | $20,057 | $4,813 |
| +5yr | $18,990 | $192 | $2,305 | $21,488 | $5,104 |
| +6yr | $20,415 | $199 | $2,409 | $23,022 | $5,415 |
| +7yr | $21,946 | $206 | $2,518 | $24,669 | $5,745 |
| +8yr | $23,592 | $213 | $2,631 | $26,435 | $6,096 |
| +9yr | $25,361 | $220 | $2,749 | $28,331 | $6,471 |
| +10yr | $27,263 | $228 | $2,873 | $30,364 | $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.