What extra costs should you expect when moving from North Charleston to Mount Pleasant — or from Mount Pleasant to the islands?

In the Charleston area, two homes with the same price tag can come with very different monthly expenses. That’s because the total cost of home ownership here depends on more than just price and interest rate. Property taxes, homeowners insurance, flood insurance, and HOA/POA fees can vary dramatically between neighborhoods like North Charleston, Mount Pleasant, and coastal spots like Isle of Palms or Sullivan’s Island.

Let’s break down what really changes when you move.

Property Taxes Aren’t One-Size-Fits-All

There are three different counties that cover the greater Charleston area: Charleston, Berkeley and Dorchester counties.  Each has different millage rates and local tax impacts.

Considering a second home or investment property?  In South Carolina, primary residences are taxed at a 4% assessment rate, while second homes and investment properties are taxed at 6%. That small percentage shift can add thousands of dollars per year.

Bottom line: If you’re eyeing homes around the same price point but in different areas, your tax bill could differ by hundreds or thousands annually, especially if you are considering a second home or rental.

Insurance Rises as You Move Toward the Coast

Homeowners insurance tends to increase as you head east — thanks to higher wind and hurricane exposure. In North Charleston, premiums may be more modest due to inland location and newer construction.

In Mount Pleasant, insurance is often higher due to:

• Proximity to marshes or creeks

• Older homes or roofs

• Elevated wind/hail risk zones

Move to the islands, and those premiums typically spike. Barrier island homes (especially those near open water) may require more expensive wind and hail policies on top of your standard homeowners coverage.

Flood Insurance Can Be a Wild Card

Flood zones matter — a lot. Here’s a quick guide:

• Zone X = minimal risk (often $400–$700/year)

• Zone AE = moderate risk (often $1,000+)

• Zone VE = high risk (potentially several thousand/year)

Inland parts of North Charleston are often in Zone X, which keeps flood costs low. Mount Pleasant has a mix of X and AE zones, depending on the neighborhood. Once you get to the islands, VE zones are common, and so are much higher premiums — especially if the home isn’t elevated or recently updated.

Even in an X flood zone, it can still be a good idea to have flood insurance.  Want to learn more about flood insurance?  Click here.

To find out which zone a house is located in,  visit the FEMA Flood Map Service Center.

HOA and Regime Fees Can Sneak Up on You

You may find that many North Charleston neighborhoods have little to no HOA fees. But in Mount Pleasant, where master-planned communities are common, it’s not unusual to see HOA dues of $100–$250/month.

When on the Isle of Palms, for example, fees can really stack:

• Regime fees for condos/townhomes

• Master POA fees for gated or amenity-rich communities

• Occasional special assessments for storm prep or repairs

It’s not unusual for total monthly dues to approach or exceed a car payment — a big deal when you're budgeting monthly expenses.

Want Help Running the Numbers?

Before you fall in love with a new neighborhood, here's how to estimate your true monthly costs:

1. Check the county tax estimator

2. Request a homeowners and flood quote

3. Ask for all HOA, POA, and regime dues

4. Look at the flood zone on the property’s FEMA map

We’re happy to help you gather data and make side-by-side comparisons as you house hunt.  Once you've narrowed down your list of potential new homes, we’ll break down the true monthly cost so you have the financial info you need before you make an offer.

Contact Us

Whether you're buying your first home or comparing options across the Charleston area, we’re here to help you run the numbers before you buy. Call or email us or schedule a buyer consultation to get started.

Warmly,

Lauren, Tina and Gigi | Lauren Zurilla & Associates