Property Vital Signs · Pulse
Prepared by Movement Charleston · Charleston Tri-County
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Property Vital Signs
4223 Sea Island DrTC: 39PL: 21
Downtown Charleston · charleston · 29447
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Year-10 annual cost
vs Tri-County typical
Today
$5,324
per yr · 2026
Year 10
$10,005
per yr · 2036
10-yr cumulative
$81,781
all-in carrying cost
True-Cost composite · 39/100
top driver: Flood-zone exposure · 10-yr cost lift +88%
Flood
45
Insurance
0
Tax growth
60
Reassess
30
Utility
65
Foundation
70
HOA
25
Pre-Listing composite · 21/100predicted 180-365d
hazard ratio 1.30× · top driver: Subdivision FOMO
Probate
0
Distress
0
Utility
0
Cosmetic permit
0
Insurance
0
Payoff
0
Tenure
20
Tax jump
0
Title events
0
Comp sales
100
Hood velocity
16
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 | $3,430 | $44 | $1,850 | $5,324 | $3,812 |
| +1yr | $3,687 | $46 | $1,933 | $5,666 | $4,040 |
| +2yr | $3,964 | $47 | $2,020 | $6,031 | $4,282 |
| +3yr | $4,261 | $49 | $2,111 | $6,421 | $4,539 |
| +4yr | $4,581 | $51 | $2,206 | $6,838 | $4,813 |
| +5yr | $4,924 | $53 | $2,305 | $7,282 | $5,104 |
| +6yr | $5,294 | $54 | $2,409 | $7,757 | $5,415 |
| +7yr | $5,691 | $56 | $2,518 | $8,264 | $5,745 |
| +8yr | $6,117 | $58 | $2,631 | $8,806 | $6,096 |
| +9yr | $6,576 | $60 | $2,749 | $9,386 | $6,471 |
| +10yr | $7,069 | $62 | $2,873 | $10,005 | $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.