Property Vital Signs · Pulse
Prepared by Movement Charleston · Charleston Tri-County
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Property Vital Signs
2145 Plantation StTC: 52PL: 43
Sullivan's Island · charleston · 29468
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Year-10 annual cost
vs Tri-County typical
Today
$13,680
per yr · 2026
Year 10
$27,157
per yr · 2036
10-yr cumulative
$216,885
all-in carrying cost
True-Cost composite · 52/100
top driver: Flood-zone exposure · 10-yr cost lift +99%
Flood
85
Insurance
0
Tax growth
70
Reassess
30
Utility
65
Foundation
70
HOA
25
Pre-Listing composite · 43/100predicted 90-180d
hazard ratio 2.17× · top driver: Peak-tenure window
Probate
0
Distress
0
Utility
0
Cosmetic permit
0
Insurance
0
Payoff
0
Tenure
53
Tax jump
54
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 | $11,679 | $151 | $1,850 | $13,680 | $3,812 |
| +1yr | $12,555 | $156 | $1,933 | $14,644 | $4,040 |
| +2yr | $13,497 | $161 | $2,020 | $15,678 | $4,282 |
| +3yr | $14,509 | $167 | $2,111 | $16,787 | $4,539 |
| +4yr | $15,597 | $173 | $2,206 | $17,976 | $4,813 |
| +5yr | $16,767 | $179 | $2,305 | $19,251 | $5,104 |
| +6yr | $18,025 | $185 | $2,409 | $20,619 | $5,415 |
| +7yr | $19,377 | $192 | $2,518 | $22,086 | $5,745 |
| +8yr | $20,830 | $198 | $2,631 | $23,659 | $6,096 |
| +9yr | $22,392 | $205 | $2,749 | $25,347 | $6,471 |
| +10yr | $24,072 | $212 | $2,873 | $27,157 | $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.