Property Vital Signs · Pulse
Prepared by Movement Charleston · Charleston Tri-County
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Property Vital Signs
1365 Egret WayTC: 47PL: 33
Sullivan's Island · charleston · 29425
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Year-10 annual cost
vs Tri-County typical
Today
$8,434
per yr · 2026
Year 10
$16,388
per yr · 2036
10-yr cumulative
$132,062
all-in carrying cost
True-Cost composite · 47/100
top driver: Flood-zone exposure · 10-yr cost lift +94%
Flood
85
Insurance
0
Tax growth
45
Reassess
0
Utility
65
Foundation
70
HOA
25
Pre-Listing composite · 33/100predicted 180-365d
hazard ratio 1.71× · top driver: Peak-tenure window
Probate
0
Distress
0
Utility
0
Cosmetic permit
0
Insurance
0
Payoff
0
Tenure
51
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 | $6,500 | $84 | $1,850 | $8,434 | $3,812 |
| +1yr | $6,988 | $87 | $1,933 | $9,008 | $4,040 |
| +2yr | $7,512 | $90 | $2,020 | $9,622 | $4,282 |
| +3yr | $8,075 | $93 | $2,111 | $10,279 | $4,539 |
| +4yr | $8,681 | $96 | $2,206 | $10,983 | $4,813 |
| +5yr | $9,332 | $100 | $2,305 | $11,737 | $5,104 |
| +6yr | $10,032 | $103 | $2,409 | $12,544 | $5,415 |
| +7yr | $10,784 | $107 | $2,518 | $13,408 | $5,745 |
| +8yr | $11,593 | $110 | $2,631 | $14,334 | $6,096 |
| +9yr | $12,462 | $114 | $2,749 | $15,326 | $6,471 |
| +10yr | $13,397 | $118 | $2,873 | $16,388 | $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.