Property Vital Signs · Pulse
Prepared by Movement Charleston · Charleston Tri-County
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Property Vital Signs
2729 Beachwalk WayTC: 41PL: 32
James Island · charleston · 29450
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Year-10 annual cost
vs Tri-County typical
Today
$6,006
per yr · 2026
Year 10
$11,404
per yr · 2036
10-yr cumulative
$92,805
all-in carrying cost
True-Cost composite · 41/100
top driver: Flood-zone exposure · 10-yr cost lift +90%
Flood
45
Insurance
9
Tax growth
60
Reassess
0
Utility
65
Foundation
85
HOA
25
Pre-Listing composite · 32/100predicted 180-365d
hazard ratio 1.66× · top driver: Subdivision FOMO
Probate
0
Distress
0
Utility
0
Cosmetic permit
0
Insurance
0
Payoff
0
Tenure
41
Tax jump
0
Title events
0
Comp sales
100
Hood velocity
14
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 | $4,103 | $53 | $1,850 | $6,006 | $3,812 |
| +1yr | $4,411 | $55 | $1,933 | $6,399 | $4,040 |
| +2yr | $4,742 | $57 | $2,020 | $6,819 | $4,282 |
| +3yr | $5,097 | $59 | $2,111 | $7,267 | $4,539 |
| +4yr | $5,480 | $61 | $2,206 | $7,746 | $4,813 |
| +5yr | $5,891 | $63 | $2,305 | $8,259 | $5,104 |
| +6yr | $6,332 | $65 | $2,409 | $8,806 | $5,415 |
| +7yr | $6,807 | $67 | $2,518 | $9,392 | $5,745 |
| +8yr | $7,318 | $70 | $2,631 | $10,018 | $6,096 |
| +9yr | $7,867 | $72 | $2,749 | $10,688 | $6,471 |
| +10yr | $8,457 | $75 | $2,873 | $11,404 | $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.