Property Vital Signs · Pulse
Prepared by Movement Charleston · Charleston Tri-County
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Property Vital Signs
809 Captain BlvdTC: 19PL: 32
Moncks Corner · berkeley · 29435
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Year-10 annual cost
vs Tri-County typical
Today
$3,078
per yr · 2026
Year 10
$5,394
per yr · 2036
10-yr cumulative
$45,464
all-in carrying cost
True-Cost composite · 19/100
top driver: Tax-step trajectory · 10-yr cost lift +75%
Flood
15
Insurance
0
Tax growth
47
Reassess
0
Utility
50
Foundation
10
HOA
25
Pre-Listing composite · 32/100predicted 180-365d
hazard ratio 1.67× · top driver: Subdivision FOMO
Probate
0
Distress
0
Utility
0
Cosmetic permit
0
Insurance
0
Payoff
0
Tenure
42
Tax jump
0
Title events
0
Comp sales
100
Hood velocity
7
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 | $1,212 | $17 | $1,850 | $3,078 | $3,812 |
| +1yr | $1,303 | $17 | $1,933 | $3,253 | $4,040 |
| +2yr | $1,400 | $18 | $2,020 | $3,438 | $4,282 |
| +3yr | $1,505 | $19 | $2,111 | $3,635 | $4,539 |
| +4yr | $1,618 | $19 | $2,206 | $3,843 | $4,813 |
| +5yr | $1,739 | $20 | $2,305 | $4,065 | $5,104 |
| +6yr | $1,870 | $21 | $2,409 | $4,300 | $5,415 |
| +7yr | $2,010 | $21 | $2,518 | $4,549 | $5,745 |
| +8yr | $2,161 | $22 | $2,631 | $4,814 | $6,096 |
| +9yr | $2,323 | $23 | $2,749 | $5,095 | $6,471 |
| +10yr | $2,497 | $24 | $2,873 | $5,394 | $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.