Property Vital Signs · Pulse
Prepared by Movement Charleston · Charleston Tri-County
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Property Vital Signs
2663 Saltgrass WayTC: 54PL: 38
Sullivan's Island · charleston · 29415
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Year-10 annual cost
vs Tri-County typical
Today
$14,812
per yr · 2026
Year 10
$29,482
per yr · 2036
10-yr cumulative
$235,198
all-in carrying cost
True-Cost composite · 54/100
top driver: Flood-zone exposure · 10-yr cost lift +99%
Flood
85
Insurance
0
Tax growth
70
Reassess
50
Utility
65
Foundation
70
HOA
45
Pre-Listing composite · 38/100predicted 180-365d
hazard ratio 1.92× · top driver: Subdivision FOMO
Probate
0
Distress
0
Utility
0
Cosmetic permit
0
Insurance
0
Payoff
0
Tenure
28
Tax jump
30
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 | $12,798 | $165 | $1,850 | $14,812 | $3,812 |
| +1yr | $13,757 | $171 | $1,933 | $15,861 | $4,040 |
| +2yr | $14,789 | $177 | $2,020 | $16,986 | $4,282 |
| +3yr | $15,898 | $183 | $2,111 | $18,192 | $4,539 |
| +4yr | $17,091 | $189 | $2,206 | $19,486 | $4,813 |
| +5yr | $18,373 | $196 | $2,305 | $20,874 | $5,104 |
| +6yr | $19,750 | $203 | $2,409 | $22,362 | $5,415 |
| +7yr | $21,232 | $210 | $2,518 | $23,959 | $5,745 |
| +8yr | $22,824 | $217 | $2,631 | $25,672 | $6,096 |
| +9yr | $24,536 | $225 | $2,749 | $27,510 | $6,471 |
| +10yr | $26,376 | $233 | $2,873 | $29,482 | $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.