Property Vital Signs · Pulse
Prepared by Movement Charleston · Charleston Tri-County
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Property Vital Signs
704 Beachwalk BlvdTC: 28PL: 35
Moncks Corner · berkeley · 29482
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Year-10 annual cost
vs Tri-County typical
Today
$3,346
per yr · 2026
Year 10
$5,943
per yr · 2036
10-yr cumulative
$49,787
all-in carrying cost
True-Cost composite · 28/100
top driver: Tax-step trajectory · 10-yr cost lift +78%
Flood
15
Insurance
5
Tax growth
60
Reassess
86
Utility
50
Foundation
25
HOA
25
Pre-Listing composite · 35/100predicted 180-365d
hazard ratio 1.77× · top driver: Peak-tenure window
Probate
0
Distress
0
Utility
0
Cosmetic permit
0
Insurance
0
Payoff
0
Tenure
65
Tax jump
0
Title events
0
Comp sales
100
Hood velocity
7
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 | $1,475 | $20 | $1,850 | $3,346 | $3,812 |
| +1yr | $1,586 | $21 | $1,933 | $3,540 | $4,040 |
| +2yr | $1,705 | $22 | $2,020 | $3,747 | $4,282 |
| +3yr | $1,833 | $23 | $2,111 | $3,967 | $4,539 |
| +4yr | $1,970 | $23 | $2,206 | $4,200 | $4,813 |
| +5yr | $2,118 | $24 | $2,305 | $4,448 | $5,104 |
| +6yr | $2,277 | $25 | $2,409 | $4,711 | $5,415 |
| +7yr | $2,448 | $26 | $2,518 | $4,991 | $5,745 |
| +8yr | $2,631 | $27 | $2,631 | $5,289 | $6,096 |
| +9yr | $2,829 | $28 | $2,749 | $5,606 | $6,471 |
| +10yr | $3,041 | $29 | $2,873 | $5,943 | $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.