How Much Does a New Roof Cost? (2026 Price Guide)

The national average for a new roof in 2026 is $8,000 to $15,000 for a standard asphalt shingle installation. But that range barely scratches the surface of what you might actually pay. A basic three-tab shingle roof on a small ranch home costs around $8,500. A standing seam metal roof on a 3,500 square foot coastal home can run $40,000 or more. Your actual cost depends on the material you choose, the size and complexity of your roof, and where you live.

In Myrtle Beach and coastal South Carolina, a new roof costs 10 to 20% more than the national average. That premium is not optional — it is the cost of building a roof that actually survives here. Wind Zone III building codes require 6-nail shingle patterns instead of 4, stainless steel fasteners that cost 3 to 5 times more than standard galvanized nails, and PVDF coatings on metal roofs that resist salt corrosion. Skip these requirements and your roof will not pass inspection. Use inland-grade materials and they will fail prematurely in the salt air.

This guide breaks down every cost factor: materials, labor, roof size, pitch, and the hidden expenses that blindside homeowners who only look at the per-square-foot price. Whether you are comparing asphalt shingles to metal, trying to understand why your neighbor's quote is half of yours, or wondering if your insurance will cover the replacement, you will find the answer here with real 2026 pricing specific to the Myrtle Beach market.

National Average vs. Myrtle Beach: What a New Roof Really Costs

National averages are useful as a baseline, but they mask significant regional differences. Labor rates, material requirements, building codes, and weather exposure all shift the real number. Here is how Myrtle Beach compares to the national average for a complete roof replacement in 2026.

The Myrtle Beach premium reflects real cost differences, not markup. Wind-rated underlayment costs more than standard felt. Stainless steel fasteners cost 3 to 5 times more than galvanized. PVDF coatings on metal panels add 15 to 25% over standard paint finishes. And the 6-nail shingle pattern required by coastal building code uses 50% more fasteners per shingle than the 4-nail pattern used inland, increasing both material and labor costs.

New Roof Cost by Material (2026 Myrtle Beach Pricing)

The material you choose is the single biggest factor in your total cost. Each material comes with different price points, lifespans, wind ratings, and maintenance requirements. Here is a complete comparison based on a typical 2,000 square foot roof in the Myrtle Beach area.

New Roof Cost by Size (Square Footage Examples)

Roof size is measured in “squares” in the roofing industry. One roofing square equals 100 square feet. A 2,000 square foot roof is 20 squares. Your roof's square footage is not the same as your home's living area — roof overhangs, dormers, and complex layouts can make the roof 20 to 40% larger than the floor plan.

These estimates assume a standard-complexity roof with moderate pitch. If your roof has multiple valleys, dormers, skylights, or steep sections, add 15 to 30% to these numbers. A 2,000 square foot roof with complex architecture can cost as much as a simple 3,000 square foot roof.

10 Factors That Affect Your New Roof Cost

The material and size tables above give you a ballpark, but ten major variables move your actual price up or down from those ranges. Understanding these factors helps you evaluate quotes and avoid surprise charges.

1. Roof Size

Every additional 100 square feet (one roofing square) adds $350 to $2,000 depending on the material. Roof size is the baseline multiplier for every other cost. Remember that your roof is larger than your floor plan — overhangs, covered porches, and attached garages all add to the total square footage that needs to be covered.

2. Roof Pitch (Steepness)

Roof pitch is expressed as a ratio — a 6/12 pitch rises 6 inches for every 12 inches of horizontal run. Steeper roofs cost more because they require safety equipment, take longer to install, and use more material per square foot of floor plan.

• Low pitch (3/12 to 5/12): Standard pricing, no added cost
• Medium pitch (6/12 to 9/12): Add 10 to 20% for safety equipment and slower installation
• Steep pitch (10/12 and above): Add 25 to 50% for specialized equipment, harnesses, and scaffolding

3. Roofing Material

Material is the biggest single cost variable. The difference between three-tab asphalt shingles and standing seam metal can be $15,000 to $25,000 on the same roof. But cheaper is not always better — a $10,000 asphalt roof that lasts 20 years costs $500 per year. A $30,000 metal roof that lasts 60 years costs $500 per year. The annualized cost is identical, but the metal roof requires almost no maintenance and significantly reduces insurance premiums. We break down each material in detail later in this guide.

4. Existing Layers to Remove

If your existing roof has one layer of shingles, the tear-off adds $1,000 to $2,000 for a typical home. Two layers doubles the tear-off time and cost because both must come off. South Carolina code allows a maximum of two layers total, so if you already have two, a full tear-off is mandatory regardless. The tear-off includes disposal fees, typically $300 to $500 for a dumpster rental.

5. Structural Repairs

Hidden damage is the most common source of unexpected costs during a roof replacement. Once the old shingles come off, the crew can finally see the roof deck. Rotted or water-damaged decking (plywood or OSB sheathing) costs $1,000 to $3,000 to replace depending on how many sheets are affected. Damaged rafters or trusses cost $500 to $2,000 per section. In coastal homes, we find some degree of decking damage on roughly 30% of tear-offs, usually around penetrations and valleys where water has been slowly getting in.

6. Permits and Inspections

Horry County and the City of Myrtle Beach require permits for roof replacements. Permit fees run $200 to $500 depending on the project value and jurisdiction. The permit process includes a final inspection to verify the installation meets building code. Some contractors include permit fees in their quote; others list it as a separate line item. Always confirm whether permits are included before comparing quotes. A contractor who skips the permit is cutting a corner that can void your warranty and create problems when you sell your home.

7. Roof Access and Landscaping

If the crew cannot easily reach your roof with ladders and materials, the job costs more. Factors that increase access costs include multi-story homes (each additional story adds $500 to $1,500), heavy landscaping that prevents ground-level staging, narrow lot lines with no room for a dumpster, and roofs that require crane delivery of materials because there is no direct access from the ground.

8. Geographic Location

Roofing costs vary significantly by region. Myrtle Beach falls into a moderate-to-high cost market driven by coastal building codes, hurricane exposure, and seasonal demand spikes. Compared to inland South Carolina cities like Columbia or Greenville, expect to pay 10 to 20% more for the same size and material roof. This premium covers wind-rated materials, enhanced fastening patterns, and contractors who are experienced with coastal installation requirements.

9. Time of Year

Roofing demand in Myrtle Beach peaks from May through October — hurricane season plus summer storm cleanup. During these months, contractors are booked solid, wait times stretch to 2 to 6 weeks, and pricing reflects the demand. Scheduling your replacement between November and March (the off-season) can save you 5 to 15% and get you on the calendar within days instead of weeks. The only caveat: asphalt shingles need temperatures above 40°F to seal properly, but Myrtle Beach winters rarely stay below that threshold for long.

10. Contractor Selection

Quotes for the same roof can vary by 30 to 50% between contractors. Some of that difference is markup, but most of it reflects what is included. A low bid may exclude permits, dumpster fees, drip edge replacement, or proper underlayment. It may also use subcontracted labor with minimal supervision. A higher bid from a manufacturer-certified contractor typically includes better materials, proper code compliance, longer warranties, and a crew that has installed thousands of roofs in coastal conditions. Always compare line by line, not bottom line to bottom line.

Why a New Roof Costs More in Myrtle Beach

Homeowners who move to the coast from inland areas are often surprised by roofing prices. The premium is not contractor greed — it is the actual cost of building a roof that can survive in one of the most demanding climates in the eastern United States. Here is where the extra money goes.

Wind Zone III Building Code

Myrtle Beach falls in Wind Zone III, meaning roofs must be engineered to withstand sustained winds of 110+ mph with gusts up to 150 mph. This dictates every material choice: shingles must carry a 110+ mph wind rating, underlayment must be self-adhering (peel-and-stick) in the first 3 to 6 feet from the eave, and fastening patterns must exceed standard specifications.

6-Nail Pattern Requirement

Standard shingle installation uses 4 nails per shingle. Coastal South Carolina code requires 6 nails per shingle for enhanced wind resistance. That is 50% more fasteners, which means 50% more fastener material and additional labor time for every shingle on the roof. On a 2,000 square foot roof with roughly 70 bundles of shingles, that is approximately 1,400 extra nails and 2 to 4 additional labor hours.

Stainless Steel Fasteners

Standard galvanized nails corrode within 5 to 10 years in salt air. Once the fastener fails, the shingle it holds is no longer attached to the roof. Coastal building code and manufacturer warranty requirements specify stainless steel fasteners that cost 3 to 5 times more than standard galvanized nails. For a typical roof, this adds $300 to $800 in material cost alone — but it prevents the catastrophic failure of having shingles detach in moderate wind because their nails rusted away.

PVDF Coatings for Metal Roofs

Standard painted metal panels fade and chalk within 5 to 8 years in coastal environments. PVDF (Kynar 500) coatings resist salt corrosion, UV degradation, and chalking for 30+ years. This coating adds 15 to 25% to the cost of metal panels but is the only coating that holds up long-term within 15 miles of the ocean. Without PVDF, a metal roof that should last 50 years may need panel replacement in 15.

Salt-Air Material Upgrades

Beyond fasteners and coatings, salt air affects every metal component on your roof. Flashing, drip edge, ridge vents, pipe boots, and gutter hangers all need to be stainless steel, aluminum, or copper to survive long-term. Standard galvanized versions of these components cost a fraction of the price but corrode 2 to 3 times faster within 5 miles of the coast. The total material upgrade across all these components adds 10 to 20% to the base material cost of any roof installation in Myrtle Beach.

Roofing Material Comparison: Which Is Best for Coastal SC?

Choosing a roofing material is not just about the upfront price. Lifespan, maintenance, wind resistance, insurance impact, and long-term cost per year all matter — especially on the coast where materials are under constant assault from salt, UV, humidity, and wind.

Asphalt Shingles: $8,500 – $14,000

Asphalt shingles remain the most popular roofing material in America, installed on roughly 75% of homes. For coastal homes, we recommend architectural (dimensional) shingles at minimum, with impact-resistant (Class 4) shingles as the best option. Three-tab shingles are the cheapest but have the lowest wind rating and shortest lifespan — they are a poor long-term value in hurricane country.

• Lifespan: 20 to 30 years (architectural), 15 to 20 years (three-tab). In coastal SC, subtract 3 to 5 years due to UV and salt exposure.
• Wind rating: Architectural shingles: 110 to 130 mph. Class 4 impact-resistant: 130+ mph. Three-tab: 60 to 80 mph (insufficient for coastal code without enhanced fastening).
• Maintenance: Low. Annual inspection, replace damaged shingles after storms, keep gutters clear.
• Insurance impact: Standard rates. Class 4 impact-resistant shingles qualify for insurance discounts of 10 to 28% in South Carolina.
• Best brands for coastal: GAF Timberline HDZ (130 mph), Owens Corning Duration (130 mph), CertainTeed Landmark PRO (130 mph).

For a deeper comparison of the two most popular shingle brands in our market, see our GAF vs. Owens Corning comparison guide.

Metal Roofing: $20,000 – $40,000

Metal roofing is the fastest-growing segment in residential roofing, and coastal homeowners are driving much of that growth. Standing seam metal roofs offer the highest wind resistance of any residential roofing material, the longest lifespan, and the lowest lifetime maintenance cost. The barrier is the upfront investment, which is roughly double to triple the cost of asphalt shingles.

• Lifespan: 40 to 70 years. With PVDF coating and stainless steel fasteners, many standing seam roofs on the coast are still performing after 50+ years.
• Wind rating: Standing seam: 140 to 180 mph. This exceeds every hurricane category. Screw-down metal panels are weaker at 110 to 140 mph because the exposed fasteners are failure points.
• Maintenance: Very low. No shingles to replace, no granules to lose. Inspect fasteners and sealant annually. Clean debris from panels to prevent corrosion under trapped moisture.
• Insurance impact: Many insurers offer 15 to 35% premium discounts for metal roofs due to superior wind and impact resistance. Some FORTIFIED-rated metal roofs qualify for even larger discounts.
• Coastal requirement: PVDF (Kynar 500) coating is essential within 15 miles of the coast. Aluminum or Galvalume substrate resists salt corrosion better than standard steel.

For complete pricing and installation details, see our standing seam metal roof cost guide and metal roof vs. shingles comparison.

Tile Roofing (Concrete and Clay): $18,000 – $36,000

Tile roofs are common in Mediterranean and Spanish-style coastal homes throughout the Southeast. They offer exceptional longevity and a distinctive look, but come with structural requirements that add to the cost. Tile is 2 to 3 times heavier than asphalt shingles, meaning your roof structure may need reinforcement before installation.

• Lifespan: Concrete tile: 50 to 75 years. Clay tile: 75 to 100 years. The tiles themselves are nearly indestructible, but the underlayment beneath them needs replacement every 20 to 30 years.
• Wind rating: 125 to 150 mph when properly installed with mechanical fasteners. Mortar-set tile has lower wind resistance.
• Maintenance: Moderate. Individual broken tiles must be replaced (they crack from impacts), and moss or algae growth is common in the humid Myrtle Beach climate, requiring periodic cleaning.
• Insurance impact: Similar to metal — strong wind and fire ratings can qualify for premium discounts of 10 to 20%.
• Weight consideration: At 9 to 12 pounds per square foot (vs. 2 to 4 for shingles), structural verification or reinforcement is almost always required, adding $2,000 to $5,000 to the project.

Flat Roof (TPO, EPDM, Modified Bitumen): $7,500 – $14,250

Flat or low-slope roofs are common on commercial buildings but also appear on modern homes, additions, and covered patios. The materials are different from pitched roofs — instead of shingles, flat roofs use membrane systems that create a continuous, waterproof surface.

• TPO: $4.50 to $7.00 per square foot. Best energy efficiency (reflective white surface), 15 to 25 year lifespan. The most popular choice for new flat roof installations.
• EPDM: $3.75 to $6.00 per square foot. Rubber membrane with a 20 to 25 year lifespan. More affordable but absorbs heat.
• Modified bitumen: $4.00 to $6.50 per square foot. Multi-layer system with excellent waterproofing. 15 to 20 year lifespan.
• Coastal consideration: Proper drainage is critical on flat roofs in areas with heavy rainfall. Standing water accelerates membrane deterioration. Internal drains or scuppers with overflow capacity should be sized for Myrtle Beach rainfall rates (50+ inches annually).

Labor Costs: What You Pay for Installation

Labor typically accounts for 40 to 60% of your total roof replacement cost. On a $12,000 asphalt shingle roof, roughly $5,000 to $7,000 is labor. On a $35,000 standing seam metal roof, labor can reach $15,000 to $20,000 because metal installation requires more specialized skill and precision.

What drives labor cost:

• Crew size: A typical residential shingle replacement uses a crew of 4 to 6. Metal and tile crews are often smaller (3 to 4) but work more hours because installation is more precise.
• Hourly rates: Roofing labor in Myrtle Beach runs $55 to $85 per hour per worker, depending on experience and specialization. Metal and tile installers command the higher end.
• Tear-off time: Removing the old roof adds 4 to 8 hours of labor for a standard home. Two layers doubles the tear-off time.
• Roof complexity: Hips, valleys, dormers, skylights, chimneys, and multiple roof planes all slow installation and increase labor hours. A complex 2,000 square foot roof can take 50% longer than a simple gable of the same size.
• Safety requirements: Steep roofs require harnesses, safety ropes, and sometimes scaffolding, adding setup time and equipment rental costs.

Hidden Costs Homeowners Miss

The most frustrating part of a roofing project is unexpected costs that were not in the original quote. Some of these are genuinely unforeseeable (hidden decking damage), but others are predictable expenses that budget-friendly contractors leave out to make their number look lower. Here is every cost that can appear beyond the base quote.

Permits: $200 – $500

Required for every roof replacement in Horry County and Myrtle Beach. Some contractors include this; many do not. If the contractor says permits are not needed, that is a red flag — they are either cutting corners or planning to pull the permit and charge you separately later.

Dumpster and Disposal: $300 – $500

A standard roof tear-off generates 2 to 4 tons of debris. That requires a roll-off dumpster, which costs $300 to $500 per delivery including dump fees. This should be in every quote but sometimes is not. Verify whether “disposal fees” or “dumpster rental” appears as a line item.

Decking Repair: $1,000 – $3,000+

The roof deck (plywood or OSB sheathing) sits under the shingles and cannot be inspected until tear-off. Soft, water-damaged, or delaminated sheets must be replaced before the new roof goes on. Most contractors quote a per-sheet price ($75 to $125 per 4x8 sheet installed) and charge based on actual damage found. A typical home with moderate damage needs 5 to 20 sheets replaced at $375 to $2,500. Severe damage from long-term leaks can push this past $3,000.

Code Upgrades: $500 – $2,000

If your current roof was installed before the latest building code revision, the replacement must meet current code — not the code that was in effect when the old roof was installed. Common code upgrades include adding ice and water shield in valleys and at eaves (where it may not have been required before), upgrading from felt to synthetic underlayment, adding ridge ventilation to meet current ventilation ratios, and reinforcing the deck attachment to meet wind uplift requirements.

Drip Edge Replacement: $300 – $800

Drip edge (the metal trim along the eaves and rakes) should be replaced with every new roof. Some quotes include it; others do not. On coastal homes, the old drip edge is often corroded and must be replaced regardless. New drip edge should be aluminum or stainless steel to resist salt air.

Pipe Boot and Flashing Replacement: $200 – $600

Existing pipe boots (rubber seals around plumbing vents) and flashing should be replaced during a re-roof, not reused. Old rubber boots crack and old flashing corrodes. Reusing them introduces the oldest, weakest components into your brand-new roof system. Quality contractors replace all boots and flashings automatically; budget contractors reuse them to save cost.

Skylight Replacement or Re-Flashing: $500 – $2,500

Skylights are a major leak source. If your skylight is more than 15 years old, replacing it during the re-roof ($500 to $1,500 for the skylight plus labor) is far cheaper than having the contractor come back later to tear up the new shingles around a leaking skylight ($1,500 to $2,500 for the return trip). At minimum, skylights should be fully re-flashed during a re-roof ($300 to $600).

Gutter Replacement: $1,000 – $3,000

While not technically part of the roof, gutters are often damaged during tear-off or are already at end-of-life when the roof is replaced. Replacing gutters at the same time as the roof saves a separate mobilization fee ($300 to $500) and ensures the new gutter system integrates properly with the new drip edge. Seamless aluminum gutters for a typical home run $1,000 to $2,500.

How to Save Money on a New Roof

A new roof is a major investment, but there are legitimate ways to reduce your out-of-pocket cost without compromising quality.

Schedule in the Off-Season

November through February is the slowest period for roofing in Myrtle Beach. Contractors are more likely to offer competitive pricing to keep crews working through the winter. Material suppliers may also have end-of-year inventory deals. Savings: 5 to 15% compared to peak season (June through October).

File an Insurance Claim (When Applicable)

If your roof was damaged by a covered event (storm, hail, wind, fallen tree), your homeowner's insurance should cover replacement minus your deductible. Even partial coverage can save you thousands. The key is having the damage properly documented by both a licensed contractor and the insurance adjuster. Read our insurance claim guide for Myrtle Beach homeowners for the full process.

Take Advantage of Financing

Many roofing companies offer financing with promotional rates. Same-as-cash promotions (typically 12 to 18 months) let you spread the cost with no interest if paid in full before the promotional period ends. This does not reduce the price, but it eliminates the need to drain savings or take a high-interest personal loan. A $12,000 roof financed over 60 months at 9.99% APR is approximately $255 per month.

Get Multiple Quotes (But Compare Properly)

Get at least three written quotes from licensed contractors. Compare them line by line: same material grade, same underlayment, same fastener type, permits included or not, warranty terms. The lowest total price is not always the best value if it is missing items the other quotes include. Saving $2,000 on a quote that skips synthetic underlayment and reuses old pipe boots is not a savings — it is a future repair bill.

Choose the Right Material for Your Budget and Timeline

If you are on a tight budget, architectural asphalt shingles offer the best balance of cost, wind resistance, and lifespan. If you plan to stay in your home for 20+ years, the higher upfront cost of metal pays for itself in longevity and reduced maintenance. If you are selling in 5 years, a quality shingle roof maximizes your return because buyers see a “new roof” without asking what type.

Roof Over Instead of Tear Off (When Code Allows)

If your existing roof has only one layer and the decking is sound, you may be able to install new shingles over the old ones, saving $1,000 to $3,000 in tear-off and disposal. However, this is not always recommended in coastal areas: it prevents deck inspection, adds weight that may affect wind resistance, and some manufacturers void or reduce warranty coverage for overlay installations. Discuss the pros and cons with your contractor before deciding.

Return on Investment: What a New Roof Is Worth

A new roof is not just an expense — it is one of the highest-ROI home improvements you can make. Here is how the numbers break down.

Home Value Increase: 60 – 70% Cost Recovery

According to Remodeling Magazine's Cost vs. Value report, a new asphalt shingle roof returns approximately 60 to 70% of its cost in increased home value. On a $12,000 roof, that is $7,200 to $8,400 in added value at resale. Metal roofs can return even more because buyers recognize the longevity and lower maintenance — some studies show recovery rates of 65 to 85% for premium metal roofs.

Insurance Premium Savings

A new roof with impact-resistant shingles or metal panels can reduce your annual homeowner's insurance premium by 10 to 25%. On a $3,000 annual premium (typical for coastal SC), that is $300 to $750 per year in savings. Over the roof's 25 to 50 year lifespan, those savings add up to $7,500 to $37,500. FORTIFIED-rated roofs may qualify for even larger discounts. See our FORTIFIED roof guide for details.

Energy Savings: 10 – 15% Reduction

A new roof with proper ventilation and modern materials reduces heating and cooling costs by 10 to 15%. In Myrtle Beach, where air conditioning is the dominant energy cost (May through October), a reflective metal or light-colored shingle roof can reduce attic temperatures by 20 to 40°F compared to an aging dark shingle roof. On a $250 monthly summer electric bill, a 10 to 15% reduction saves $25 to $37 per month during peak season.

Eliminated Repair Costs

An aging roof that needs a repair every year at $500 to $1,500 is spending $2,500 to $7,500 over five years just to keep functioning. That money is gone with no long-term benefit. A new roof eliminates those ongoing repair costs for 20 to 50 years depending on the material. When comparing the cost of a new roof to “just repairing it,” factor in the cumulative repair cost over the next 5 to 10 years.

Peace of Mind During Storm Season

This does not have a dollar figure, but every Myrtle Beach homeowner understands the value. When a named storm is in the forecast, you are either confident in your roof or you are not. A new roof installed to coastal code with wind-rated materials eliminates the anxiety of wondering whether tonight's storm will be the one that causes catastrophic damage. In a region where storm season lasts six months, that peace of mind has real quality-of-life value.

Frequently Asked Questions About New Roof Cost

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