Property Vital Signs · Pulse
Prepared by Movement Charleston · Charleston Tri-County
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Property Vital Signs
2478 Coleman AveTC: 17PL: 31
Hanahan · berkeley · 29475
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Year-10 annual cost
vs Tri-County typical
Today
$3,677
per yr · 2026
Year 10
$6,622
per yr · 2036
10-yr cumulative
$55,136
all-in carrying cost
True-Cost composite · 17/100
top driver: Utility rate pressure · 10-yr cost lift +80%
Flood
15
Insurance
0
Tax growth
28
Reassess
0
Utility
50
Foundation
25
HOA
25
Pre-Listing composite · 31/100predicted 180-365d
hazard ratio 1.62× · top driver: Peak-tenure window
Probate
0
Distress
0
Utility
0
Cosmetic permit
0
Insurance
0
Payoff
0
Tenure
45
Tax jump
0
Title events
0
Comp sales
78
Hood velocity
4
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 | $1,802 | $25 | $1,850 | $3,677 | $3,812 |
| +1yr | $1,937 | $26 | $1,933 | $3,896 | $4,040 |
| +2yr | $2,082 | $27 | $2,020 | $4,129 | $4,282 |
| +3yr | $2,238 | $28 | $2,111 | $4,377 | $4,539 |
| +4yr | $2,406 | $28 | $2,206 | $4,641 | $4,813 |
| +5yr | $2,587 | $29 | $2,305 | $4,922 | $5,104 |
| +6yr | $2,781 | $31 | $2,409 | $5,220 | $5,415 |
| +7yr | $2,989 | $32 | $2,518 | $5,538 | $5,745 |
| +8yr | $3,213 | $33 | $2,631 | $5,877 | $6,096 |
| +9yr | $3,454 | $34 | $2,749 | $6,238 | $6,471 |
| +10yr | $3,714 | $35 | $2,873 | $6,622 | $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.