Property Vital Signs · Pulse
Prepared by Movement Charleston · Charleston Tri-County
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Property Vital Signs
4565 Channel PlTC: 55PL: 29
Sullivan's Island · charleston · 29483
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Year-10 annual cost
vs Tri-County typical
Today
$13,531
per yr · 2026
Year 10
$26,851
per yr · 2036
10-yr cumulative
$214,475
all-in carrying cost
True-Cost composite · 55/100
top driver: Flood-zone exposure · 10-yr cost lift +98%
Flood
85
Insurance
5
Tax growth
70
Reassess
30
Utility
65
Foundation
85
HOA
25
Pre-Listing composite · 29/100predicted 180-365d
hazard ratio 1.56× · top driver: Subdivision FOMO
Probate
0
Distress
0
Utility
0
Cosmetic permit
0
Insurance
0
Payoff
0
Tenure
22
Tax jump
30
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 | $11,532 | $149 | $1,850 | $13,531 | $3,812 |
| +1yr | $12,397 | $154 | $1,933 | $14,484 | $4,040 |
| +2yr | $13,327 | $159 | $2,020 | $15,506 | $4,282 |
| +3yr | $14,326 | $165 | $2,111 | $16,602 | $4,539 |
| +4yr | $15,401 | $171 | $2,206 | $17,778 | $4,813 |
| +5yr | $16,556 | $177 | $2,305 | $19,038 | $5,104 |
| +6yr | $17,798 | $183 | $2,409 | $20,390 | $5,415 |
| +7yr | $19,133 | $189 | $2,518 | $21,839 | $5,745 |
| +8yr | $20,567 | $196 | $2,631 | $23,394 | $6,096 |
| +9yr | $22,110 | $203 | $2,749 | $25,062 | $6,471 |
| +10yr | $23,768 | $210 | $2,873 | $26,851 | $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.