Market Common Roofing Guide: Former Air Force Base Homes

Understanding Market Common's history is not just interesting -- it is directly relevant to your roof. The Myrtle Beach Air Force Base was established on March 24, 1942, and famously served as a training ground for the Doolittle Raiders before their 1942 Tokyo raid. The base was deactivated on November 1, 1947, after World War II ended, then reactivated on June 1, 1954, during the Cold War. It operated continuously until its official closure in 1993 as part of the Base Realignment and Closure (BRAC) process.

After closure, a Redevelopment Authority led by retired Colonel Buddy Styers oversaw the transformation of the 3,937-acre property. In 1998, Design Works L.C. created the Urban Village Redevelopment Master Plan that would become Market Common. The retail and mixed-use center opened in 2008, creating the walkable live/work/play environment that residents enjoy today.

Here is why this matters for roofing: the base's history created two distinct types of residential construction within the same community. The original military family housing -- now Seagate Village -- was built in the 1950s using military specifications of that era. The newer neighborhoods like Emmens Preserve were built starting around 2010 to modern building codes. These two construction types have fundamentally different roofing needs, and any contractor working in Market Common needs to understand both.

The flat terrain is another legacy of the Air Force base. Runways, taxiways, and support infrastructure required level ground, and that flat landscape persists today. While great for walkability, flat terrain affects water drainage -- and drainage directly impacts how long your roof lasts.

Seagate Village is Market Common's most historically significant residential area. Originally called "Woodland Park" when the base was active, these approximately 800 units were built in the 1950s as military family housing -- duplexes and single-family homes designed to house Air Force personnel and their families. The Redevelopment Authority purchased the units from the Air Force in 1997, and individual homeowners began purchasing them starting in 2001.

These homes are now 70+ years old. That means they have likely been through multiple roof replacements already, and each replacement has its own set of considerations:

When we work on Seagate Village homes, the first step is always a thorough inspection that goes beyond the shingles. We assess the decking, framing, ventilation, and flashing to determine what needs to be updated alongside the new roof. On a 70+ year old structure, replacing shingles without addressing underlying issues would be a disservice to the homeowner.

If you own a Seagate Village home and have not had a professional roof inspection recently, I strongly recommend scheduling one. These older structures benefit from proactive maintenance rather than waiting for a leak to develop. Call us at (843) 877-5539 to schedule a free inspection.

On the opposite end of Market Common's construction timeline sits Emmens Preserve, a Lennar-built community that began construction around 2010 with significant expansion in 2015. The neighborhood offers 17 home styles ranging from 1,480 to 2,797 square feet with 3-5 bedrooms. Sub-sections include Monarch Arbor and Monarch Coastal, and the community features amenities including a pool, clubhouse, exercise room, amphitheater, bocce courts, and putting greens.

These homes are now 10-15 years old, which is a critical milestone for roofing. While they are far from needing replacement, this is the age range where proactive homeowners should start paying attention:

The good news for Emmens Preserve homeowners is that modern construction means the underlying structure -- decking, framing, ventilation -- is typically sound. The focus at this stage should be on maintaining the existing roof system to maximize its lifespan and identifying any issues early, before they become expensive problems.

I recommend Emmens Preserve homeowners schedule their first professional inspection if they have not already. A 15-minute inspection now can add years to your roof's life. For related reading, see our guide on 5 signs you need a new roof in Myrtle Beach.

One of the less obvious but significant roofing factors in Market Common is the terrain itself. The Myrtle Beach Air Force Base required flat, level ground for its runways, taxiways, and support infrastructure. That engineered flatness persists across the 3,937-acre redevelopment area, and it has real implications for how water behaves around -- and on -- your home.

Flat terrain means slower surface water drainage. After heavy rain -- which is frequent in Myrtle Beach -- water that would run off quickly on sloped land tends to pool and drain more slowly in Market Common. This affects roofing in several ways:

• •Gutter systems work harder: When ground drainage is slow, gutters and downspouts are even more critical for moving water away from the home's foundation and preventing it from backing up against the fascia and soffit. Clogged or undersized gutters in Market Common cause problems faster than in neighborhoods with natural slope.
• •Low-slope roof areas are vulnerable: Some Market Common homes, particularly in Seagate Village, have low-slope roof sections. On flat terrain with slow drainage, these areas are especially prone to standing water if the roof slope is even slightly compromised by settling or structural movement over time.
• •Foundation-level moisture affects the attic: Slow ground drainage increases ambient moisture around the home's foundation, which can migrate upward and contribute to humidity levels in the attic. Excess attic moisture accelerates shingle deterioration from below.
• •Former infrastructure beneath the surface: The base's runway and taxiway infrastructure was built on engineered sub-surfaces that may still affect how water drains through the soil. In some areas, old concrete or compacted sub-grade material beneath the surface can redirect water in unexpected ways.

When inspecting roofs in Market Common, I always check the gutter system, the grading around the foundation, and any signs of moisture intrusion in the attic. The flat terrain makes these factors more consequential here than in elevated or naturally sloped neighborhoods.

Market Common sits approximately 1-2 miles from the Atlantic Ocean, adjacent to Myrtle Beach State Park. This is close enough for salt air to be a factor, but far enough that the effects are less severe than they would be for oceanfront properties. Understanding where Market Common falls on the coastal exposure spectrum helps homeowners make informed decisions about materials and maintenance.

At 1-2 miles inland, here is what coastal proximity means for your roof:

The practical takeaway for Market Common homeowners: you do not need the extreme marine-grade specifications required for oceanfront properties, but you should not treat your home as if it were 20 miles inland either. Mid-range coastal considerations -- corrosion-resistant fasteners, algae-resistant shingles, and regular maintenance to address salt and moisture accumulation -- strike the right balance for this location.

For a deeper look at how coastal conditions affect roofing materials, see our guide on the best metal roofing materials for coastal SC and our storm damage roof repair guide.

Choosing the right roofing material for a Market Common home requires balancing coastal durability, neighborhood aesthetics, HOA requirements, and the specific construction type of your home. Here is how the most common options perform in Market Common's conditions:

For Seagate Village homes: Architectural asphalt shingles are the most practical choice for most Seagate Village roofs. The 1950s framing may not support heavier materials like metal or tile without structural reinforcement. If you are doing a full tear-off and the framing is assessed as sound, impact-resistant shingles are worth the upgrade for both durability and potential insurance premium reductions. For any low-slope sections, modified bitumen is the standard solution.

For Emmens Preserve homes: The modern construction in Emmens Preserve supports a wider range of materials. When the original builder-grade shingles reach end of life, homeowners have the option to upgrade to impact-resistant shingles, standing seam metal, or stone-coated steel. The investment in a longer-lasting material often makes sense given the coastal environment and the desire to minimize future replacements.

Regardless of material, I always recommend corrosion-resistant fasteners and high-quality underlayment for any Market Common roof installation. The moderate salt air exposure at 1-2 miles from the coast is enough to corrode standard fasteners over time, and a premium synthetic underlayment provides an important secondary water barrier in this hurricane-prone region. See our metal roofing pros and cons guide for more detail on metal options.

These two neighborhoods within Market Common represent very different roofing scenarios. Here is a side-by-side comparison to help homeowners in each area understand their specific needs:

Both neighborhoods share Market Common's coastal exposure and flat terrain, but the approach to each is very different. Seagate Village homes need comprehensive assessment that includes structural evaluation, while Emmens Preserve homes primarily need maintenance-focused inspections at this stage of their lifespan.

Market Common's various neighborhoods have HOA or community guidelines that affect roofing decisions. While not as restrictive as luxury communities like Grande Dunes, Market Common homeowners should still understand the approval process before starting a roof project.

General HOA roofing guidelines in Market Common communities typically address:

• •Material consistency: Many HOAs require that replacement roofing materials match or complement the existing neighborhood aesthetic. This usually means architectural shingles in approved colors, though some communities may permit metal roofing if it meets aesthetic standards.
• •Color approval: Shingle color selection may need to fall within an approved palette. Darker colors are common in Market Common (charcoal, weathered wood, driftwood tones), but check your specific HOA guidelines before selecting.
• •Contractor requirements: Some HOAs require that contractors carry specific insurance levels and provide proof of licensing. Make sure your contractor can provide documentation before starting work.
• •Work hours and debris management: HOAs typically specify permissible work hours and require that roofing debris and dumpsters be managed according to community standards.

For Emmens Preserve specifically: As a Lennar-built community with sub-sections (Monarch Arbor, Monarch Coastal), there may be neighborhood-specific architectural guidelines. Contact your HOA management company before finalizing material and color selections. We work with Market Common HOAs regularly and can help navigate the approval process.

For Seagate Village: The transition from military housing to individually owned homes created a unique governance structure. Check whether your specific section has an active HOA or community association with roofing guidelines. Some sections may have more flexibility than others.

Pro tip: When working with us, we handle the HOA communication as part of the project. We prepare material samples, color documentation, and any required contractor paperwork for submission to your HOA before starting work.

Whether you live in a 70-year-old Seagate Village duplex or a 10-year-old Emmens Preserve home, a professional roof inspection is the best way to understand your roof's current condition and plan for its future. We offer free inspections for all Market Common homeowners, including homes in The Retreat at Ocean Commons and surrounding areas.

Call (843) 877-5539 or schedule your free inspection online. We are a locally owned Myrtle Beach roofing company that understands Market Common's unique construction history, coastal challenges, and neighborhood requirements. We do not use high-pressure sales tactics -- we give you honest information about your roof's condition and let you make the best decision for your home and budget.

For more about why choosing a local contractor matters, see our article on why locally owned roofing companies matter in Myrtle Beach.