Property Vital Signs · Pulse
Prepared by Movement Charleston · Charleston Tri-County
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Property Vital Signs
4075 Pinehurst LnTC: 50PL: 21
Kiawah Island · charleston · 29416
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Year-10 annual cost
vs Tri-County typical
Today
$11,892
per yr · 2026
Year 10
$23,488
per yr · 2036
10-yr cumulative
$187,983
all-in carrying cost
True-Cost composite · 50/100
top driver: Flood-zone exposure · 10-yr cost lift +98%
Flood
85
Insurance
0
Tax growth
60
Reassess
30
Utility
65
Foundation
65
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
21
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 | $9,915 | $128 | $1,850 | $11,892 | $3,812 |
| +1yr | $10,658 | $132 | $1,933 | $12,724 | $4,040 |
| +2yr | $11,458 | $137 | $2,020 | $13,615 | $4,282 |
| +3yr | $12,317 | $142 | $2,111 | $14,570 | $4,539 |
| +4yr | $13,241 | $147 | $2,206 | $15,593 | $4,813 |
| +5yr | $14,234 | $152 | $2,305 | $16,691 | $5,104 |
| +6yr | $15,301 | $157 | $2,409 | $17,868 | $5,415 |
| +7yr | $16,449 | $163 | $2,518 | $19,129 | $5,745 |
| +8yr | $17,682 | $168 | $2,631 | $20,482 | $6,096 |
| +9yr | $19,009 | $174 | $2,749 | $21,932 | $6,471 |
| +10yr | $20,434 | $180 | $2,873 | $23,488 | $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.