Property Vital Signs · Pulse
Prepared by Movement Charleston · Charleston Tri-County
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Property Vital Signs
2705 Heron PlTC: 58PL: 35
North Charleston · charleston · 29426
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Year-10 annual cost
vs Tri-County typical
Today
$4,300
per yr · 2026
Year 10
$7,909
per yr · 2036
10-yr cumulative
$65,249
all-in carrying cost
True-Cost composite · 58/100
top driver: Flood-zone exposure · 10-yr cost lift +84%
Flood
85
Insurance
20
Tax growth
60
Reassess
90
Utility
65
Foundation
50
HOA
45
Pre-Listing composite · 35/100predicted 180-365d
hazard ratio 1.78× · top driver: Peak-tenure window
Probate
0
Distress
0
Utility
0
Cosmetic permit
0
Insurance
0
Payoff
0
Tenure
66
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 | $2,429 | $20 | $1,850 | $4,300 | $3,812 |
| +1yr | $2,612 | $21 | $1,933 | $4,566 | $4,040 |
| +2yr | $2,808 | $22 | $2,020 | $4,849 | $4,282 |
| +3yr | $3,018 | $22 | $2,111 | $5,152 | $4,539 |
| +4yr | $3,244 | $23 | $2,206 | $5,474 | $4,813 |
| +5yr | $3,488 | $24 | $2,305 | $5,817 | $5,104 |
| +6yr | $3,749 | $25 | $2,409 | $6,183 | $5,415 |
| +7yr | $4,031 | $26 | $2,518 | $6,574 | $5,745 |
| +8yr | $4,333 | $27 | $2,631 | $6,990 | $6,096 |
| +9yr | $4,658 | $28 | $2,749 | $7,435 | $6,471 |
| +10yr | $5,007 | $29 | $2,873 | $7,909 | $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.