North Myrtle Beach Roofing: Cherry Grove to Windy Hill Guide

North Myrtle Beach was formed from the consolidation of four separate beach communities. Each section retains its own identity, and that identity directly affects roofing. The construction era, distance from the ocean, surrounding environment (salt marsh vs inlet vs open beach), and housing type all vary by section.

Here is what makes each section distinct from a roofing perspective:

Worth noting: Tilghman Beach sits between Cherry Grove and Ocean Drive, and Atlantic Beach -- a historically Black-owned beach community -- has its own distinct character and housing stock. Every section of NMB has roofing considerations that are shaped by its specific history and geography.

Cherry Grove is the northernmost section of North Myrtle Beach and the quietest. It is family-oriented and fishing-focused, anchored by the Cherry Grove Pier -- first built in the 1950s, destroyed by Hurricane Hugo in 1989, and rebuilt to become one of the most recognizable fishing piers on the Grand Strand. Cherry Grove is famous among anglers; the pier holds the record for a tiger shark catch.

The roofing challenge in Cherry Grove is double salt exposure. The section is wrapped by Hog Inlet to the north and tidal salt marsh on the west side. That means homes do not just face ocean salt spray from the east -- they get salt-laden moisture from the marsh and inlet sides as well. I have seen Cherry Grove homes where the back of the roof (facing the marsh) deteriorated faster than the ocean-facing side because homeowners and roofers assumed the front took all the damage.

With median sale prices in the $475,000 to $500,000 range, Cherry Grove properties represent significant investments. Many are vacation rentals, which means roofs take extra wear from salt exposure and deferred maintenance when owners are not present year-round. The fishing cottage construction style -- often older, sometimes raised, frequently modified over decades -- creates unique challenges. Original roof framing may not meet current wind load standards, and additions over the years can create complicated rooflines with more penetration points for water intrusion.

Cherry Grove roofing recommendations: Impact-resistant shingles with Class 4 hail rating are essential here. All metal components -- flashing, drip edges, fasteners -- must be stainless steel or hot-dipped galvanized; standard galvanized will corrode within a few years given the double salt exposure. Synthetic underlayment rated for high-wind zones is mandatory. For Cherry Grove specifically, I always recommend ridge vents over turbine vents because turbine vents have moving metal parts that seize up in the salt air.

Ocean Drive is North Myrtle Beach's entertainment hub. It is home to the walkable Main Street, the nightlife district, and -- most famously -- The Shag, South Carolina's official state dance. That laid-back jitterbug variant defines Ocean Drive's culture, but from a roofing perspective, what matters is the housing.

Tilghman Estates is one of the oldest residential areas in all of NMB. Homes here date to the late 1960s, spanning 10 or more blocks, with a mix of original cottage-style construction and modern luxury rebuilds. This creates the widest range of roofing conditions I see in any single NMB neighborhood. One block might have a 1968 cottage with its second or third roof sitting on original decking that may not meet current code, and next door is a 2020 luxury build with a standing seam metal roof rated for 150 mph winds.

For those late-1960s Tilghman Estates homes, roof replacement is not just about shingles. The original roof decking is often nominal 1x6 boards rather than modern plywood or OSB sheathing. When we replace a roof on these homes, we frequently need to add plywood sheathing over the existing boards to meet current building code requirements for nail pull-through resistance. That adds cost and time, but it is not optional -- it is required to get the roof to meet wind uplift standards.

Ocean Keyes is the other notable Ocean Drive community -- a distinguished gated condo development with resort-style amenities including pools, tennis courts, and pickleball. For condos like Ocean Keyes, the roofing is typically part of the building envelope, which means the HOA handles it through reserve funds and special assessments. Individual unit owners should verify that the HOA's reserves are adequately funded for roof replacement -- and that the board is not deferring maintenance to keep fees low.

Ocean Drive roofing recommendations: For Tilghman Estates homes from the 1960s-1970s, budget for decking replacement or overlay as part of any re-roof project. For newer construction and condos, architectural shingles rated for 130+ mph wind are the minimum standard. The mixed-era nature of Ocean Drive means there is no single recommendation -- each home needs individual assessment based on its construction era, structural condition, and proximity to the ocean.

Crescent Beach sits in the center of North Myrtle Beach and earns its nickname as the "Goldilocks" section -- not as quiet as Cherry Grove, not as busy as Ocean Drive, not as resort-heavy as Windy Hill. It is named for the natural curve of the shoreline, and it draws families and multi-generational groups who want beach access without the party atmosphere.

Seaside Plantation is the standout community in Crescent Beach -- a gated neighborhood just two blocks from the ocean. The proximity to the beach means significant salt exposure despite being a planned community with newer construction standards. Homes here were built to modern wind codes, but the salt air does not care when your home was built. Flashing, fasteners, and metal components still corrode on the same timeline.

The broader Crescent Beach area has a mix of single-family homes from the 1980s and 1990s, which puts many of them in the critical window for roof replacement. A roof installed in 1995 is now over 30 years old -- well past the 12-18 year average lifespan for coastal NMB roofs. Even if the shingles still look acceptable from the ground, the underlayment, flashing, and fasteners have been degrading in the salt air for three decades.

Crescent Beach roofing recommendations: For homes in the 1980s-1990s construction era, a full tear-off and replacement is almost always the right call. Layering new shingles over old ones -- which was common practice when these homes were built -- traps moisture and accelerates rot in the coastal environment. For Seaside Plantation and other newer gated communities, the focus should be on a proactive inspection schedule: every two years for oceanfront rows, annually for homes within two blocks of the beach. The Goldilocks location does not mean Goldilocks salt exposure -- Crescent Beach homes still face high corrosion rates.

Windy Hill is the southernmost section of North Myrtle Beach and has the most residential feel. It is also the closest section to Myrtle Beach proper and sits adjacent to Barefoot Landing, one of the Grand Strand's major shopping and entertainment destinations. The proximity to Barefoot Landing means Windy Hill includes some of the area's most significant resort and condo properties.

Barefoot Resort dominates Windy Hill's western side -- a 2,300-acre master-planned community with 26 neighborhoods. We have written a complete roofing guide for Barefoot Resort that covers its ARC approval process, the $1,000 common area deposit, and specific neighborhood requirements. For homes in Barefoot Resort, that guide is your primary resource.

Outside of Barefoot Resort, Windy Hill's roofing challenges are primarily about condo and resort property management. Large oceanfront condo buildings require coordinated roof replacement projects that involve board approval, reserve fund allocation, contractor bidding processes, and scheduling around peak rental seasons. A single-family homeowner can decide to replace their roof on Monday and have a crew started by the following week. A condo association might take 6-12 months from initial assessment to contractor selection to project completion.

Windy Hill roofing recommendations: For condo owners, your first step is understanding what the HOA covers versus what falls to you individually. In most NMB condos, the roof is part of the building envelope and is the HOA's responsibility. Request the most recent reserve study and find out when the roof was last replaced and when the next replacement is budgeted. For single-family homes in Windy Hill, the slightly greater distance from the ocean (compared to Cherry Grove or Ocean Drive's oceanfront blocks) means moderately less salt exposure, but do not mistake "moderate" for "negligible." Metal components still need marine-grade protection.

The national average roof lifespan is 20-30 years. In North Myrtle Beach, the realistic lifespan is 12-18 years. That is not a scare tactic -- it is what salt air, hurricane-force winds, UV exposure, and humidity do to roofing materials along the coast.

Here is why the math is different in NMB:

• Salt air corrosion within one mile of the ocean is up to 10 times more severe than inland. That affects every metal component on your roof -- flashing, drip edges, fasteners, and vents. On oceanfront properties, visible corrosion damage can appear within the first year.
• Metal components corrode 2-3 times faster than inland equivalents. A galvanized nail that lasts 20 years in Columbia might last 7-8 years in NMB before corrosion compromises its holding strength.
• Oceanfront properties within 1,500 feet of the water face the most aggressive microclimate. Standard acrylic-coated metal roofing lasts 7-12 years here, while PVDF-coated (Kynar) metal roofing lasts 20-30 years. The coating technology makes a massive difference in longevity.
• Second-row homes are not safe. Properties one or two rows back from the ocean still experience significant salt deposition. The salt air does not stop at the first row of houses.

For NMB homeowners, this means recalibrating your expectations. If your roof was installed 15 years ago, it is not "middle-aged" -- it is approaching end of life. If you bought a home with a 12-year-old roof, do not assume you have another decade. Schedule a professional inspection and get an honest assessment of remaining useful life.

North Myrtle Beach has some of the strictest building codes in South Carolina, and for good reason. The combination of hurricane exposure, flood risk, and coastal erosion demands construction standards that go well beyond what inland communities require.

Wind load requirements: NMB design wind speeds are 140-150 mph. Every roofing component -- shingles, underlayment, fasteners, flashing -- must be rated for these speeds. This is not theoretical; Hurricane Hazel hit with 106 mph gusts in 1954, Hugo brought sustained 76 mph winds in 1989, and Matthew delivered 75 mph winds in 2016 with 70 mph gusts recorded at the NMB airport. Florence in 2018 spawned a tornado north-northeast of Myrtle Beach. These storms are not hypothetical -- they are recent history.

Underlayment requirements: Where wind speeds reach 150 mph, underlayment must comply with ASTM D4869 Type IV or ASTM D6757. This is a code requirement, not a recommendation. Standard 15-pound felt paper does not meet this standard. If your roofer is quoting you a re-roof with standard felt, they either do not know the code or they are cutting corners. Either way, that is a red flag.

FEMA flood zones: Much of North Myrtle Beach falls within FEMA-designated flood zones. The two main designations you will encounter are:

• AE zones: The lowest floor of the structure must be at least 12 inches above the base flood elevation. This affects roof replacement when structural modifications are involved -- if you are making improvements that exceed the 50% substantial improvement threshold, the entire structure may need to be brought into compliance.
• VE zones (velocity/wave zones): The lowest supporting horizontal structural member must be at least 12 inches above the base flood elevation. These are the highest-risk areas, typically oceanfront.

Elevation Certificates are required before, during, and after construction in flood zones. The city's Flood Plain Manager, John Hill, oversees compliance. If your roof replacement involves any structural changes in a flood zone, you may need updated elevation documentation.

For NMB homeowners, the practical takeaway is this: your roofer must know and follow these codes. A contractor who has not worked in NMB's specific regulatory environment may underbid because they are not accounting for the required materials and installation methods. That underbid becomes your problem when the roof fails inspection or, worse, fails in a storm.

The right roofing material for your NMB home depends on your section, your distance from the ocean, and your budget. Here is how I approach material selection for each area:

The critical material distinction in NMB is coatings. For any metal roofing component, the difference between standard acrylic coating and PVDF (Kynar) coating is the difference between 7-12 years and 20-30 years of life. On oceanfront properties within 1,500 feet of the water, PVDF-coated materials are not optional -- they are the only coating that holds up long enough to justify the installation cost.

For all NMB sections, I recommend stainless steel fasteners over galvanized. The upfront cost difference is minimal compared to the cost of a roof failure caused by corroded fasteners losing their grip in a 100+ mph wind event. The same applies to flashing and drip edges -- marine-grade stainless steel or copper is the standard for coastal NMB construction.

North Myrtle Beach has a significant condo population, especially in Ocean Drive (Ocean Keyes) and Windy Hill (resort properties near Barefoot Landing). Understanding who is responsible for the roof is critical -- and it is not always obvious.

Condo HOA responsibility: In most NMB condo developments, the roof is part of the "building envelope" or "common elements," which means the HOA is responsible for maintenance, repair, and replacement. Your monthly HOA fees -- which typically range from $320-$450 per month for standard communities and $500-$900+ for oceanfront or resort properties -- should include contributions to a reserve fund that covers major capital expenses like roof replacement.

The reserve fund question: The problem I see repeatedly in NMB condos is underfunded reserves. An HOA board that keeps fees low by not adequately funding reserves creates a ticking time bomb. When the roof needs replacement, they have two options: a massive special assessment that hits every owner at once, or deferred maintenance that lets the roof deteriorate further. Both are bad outcomes. If you own a condo in NMB, request the reserve study annually and verify the roof replacement is budgeted at a realistic amount.

Single-family HOA considerations: In planned communities like Seaside Plantation (Crescent Beach) and Barefoot Resort (Windy Hill), single-family homeowners own their roofs but must comply with HOA architectural standards for replacement. This means approved materials, colors, and sometimes approved contractors. Barefoot Resort's ARC process requires a $1,000 common area deposit and specific documentation. Get your HOA's architectural guidelines before signing a roofing contract.

South Carolina law governing HOAs includes the SC HOA Act, the SC Nonprofit Corporation Act, and the SC Horizontal Property Act. These laws define the HOA's obligations regarding maintenance of common elements, reserve funding requirements, and the process for special assessments. If you believe your HOA is neglecting the roof, these statutes define your rights as an owner.