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If you received a roofing estimate for $30,000, you’re probably wondering… is that normal? Or am I being overcharged?
If you’ve had a roof replacement before, you already know a new roof is a necessary, yet, costly endeavor. But $30,000? Most average sized homes in the Myrtle Beach area do not fall near that price point. Though we hear it a lot when homeowners are comparing roof estimates.
Over the 40+ years we’ve been in business, we’ve seen it all. Inflated roof pricing is nothing new. But it does come as a surprise to Myrtle Beach homeowners, who have mainly received competitive roof pricing up until recent years.
So, why would you receive a $30,000 estimate on an average sized roof in Myrtle Beach today? And what should you expect to pay for a new roof moving forward? We’ll cover it all here.
How Much Should a New Roof Cost in Myrtle Beach?
The average sized roof in Myrtle Beach is around 3,000 square feet (or, in roofing terms, 30 square). Depending on a few factors, the average price for a new roof in Myrtle Beach can range from:
Asphalt Shingle Roofs: $9,150 to $13,050
Asphalt shingles are the most common roofing material on the market. They come in different types and colors so you can choose the best fit for your home.
Asphalt shingles come in 3 different types: 3-tab, architectural, and designer. To learn more about these shingles, check out this article where we compare them: 3-tab Shingles vs. Architectural Shingles vs. Designer Shingles: How to Decide What is Best for Your Home.
Disclaimer: most roofing companies in Myrtle Beach today do not use 3-tab shingles, as they do not tend to hold up as well as architectural shingles in our climate.
The cost for asphalt shingles on an average roof size in Myrtle Beach is around $9,150 to $15,000. This number can change depending on the complexity of your roof and its size.
|
Shingle Type |
Cost (for average 30 sq roof) |
Longevity |
|
3-Tab Shingles |
$9,150 to $12,000 |
10-15 years |
|
Architectural Shingles |
$9,450 to $12,600 |
15-25 years |
|
Designer Shingles |
$12,600 to $13,050 |
15-25 years |
To learn more about the cost of a shingle roof, check out this article: How Much Does a Shingle Roof Cost in Myrtle Beach?
And if you want to get an instant estimate on your unique roof, check out our instant estimator here:
Metal Roofs: $13,500 to $21,000
Metal roofs are known for their long lifespan and durability. These roofs cost more than asphalt shingle roofs, but they last much longer. It’s important to note that exposed fastener metal roofs will need maintenance around every 10 years, while a standing seam metal roof is very low-maintenance.
|
Metal Type |
Cost (for average 30 sq roof) |
Longevity |
|
Exposed Fastener Metal |
$13,500 to $21,000 |
15-30 years |
|
Standing Seam Metal |
$30,000 to $51,000 |
30-50 years |
To learn more about the price of a metal roof, take a look at this article: Metal Roof Cost and What Affects Pricing
Specialty Roofs: $39,000 to $75,000
Specialty roofing includes materials like tile and cedar. These roofs will be on the higher end of the price range because there’s more involved in sourcing and installing these materials.
|
Material Type |
Cost (for average 30 sq roof) |
Longevity |
|
Tile Roofing |
$39,000 to $63,000 |
30-50 years |
|
Cedar Roofing |
$45,000 to $75,000 |
30-50 years |
With all that said, it’s clear that the price for a regular, shingle roof replacement should not cost $30,000. However, there are some factors to take into consideration as you look over your estimates.
What Would Make Your Roof Cost $30,000 in Myrtle Beach?
There are a couple of reasons your roof might cost $30,000. These factors should be verbally discussed with you at the time of your roof estimate.
- A Large Roof: If your roof is larger than 30 square, it will likely cost more than the average prices listed above. This is because of the cost for labor and materials.
- Premium or Specialty Materials:
If you decide to have premium materials or specialty materials installed on your roof, you can expect the price to look more like $30,000+ and less like the average prices listed above for asphalt roof shingles.
- Extensive Roof Decking Replacement: If you have rotted wood on the decking, or foundation, of your roof, it will need to be replaced in compliance with local building codes. In Myrtle Beach, we use the 2021 IRC for code requirement information. To get an idea on how much it could cost to replace roof decking, check out this article: How Much Does it Cost to Replace the Foundation of My Roof?
- Roof Complexity: If your roof has valleys, facets, rakes, eaves, hips, flashing, dead valleys, dormers etc. your roof may require more materials. This can increase the price, when accompanied with other points on this list.
- Adding Roof Upgrades: If you plan to upgrade accessories like pipe boots, you’ll pay a bit more. But usually copper upgrades are where you see a significant price jump. For the most part, accessory upgrades should not inflate the price of your roof to $30,000 unless it is in conjunction with other points on this list.
If you’re looking for more details about roof pricing, check out our comprehensive video, where we break it all down.
How to Know if You’re Being Overcharged for a New Roof
It can be difficult to know that you’re being over charged, but there are a few things you can look out for:
- Private Equity Roofing Companies: In the Myrtle Beach area, more and more private equity companies are buying privately owned roofing companies. While this is not an inherently bad thing, there is a trend that follows. Often these roofing companies will raise their prices when this happens. The easiest way to find this out is simple, just ask. But if you look into the company online, you may be able to find some further information.
- Roofing “Discounts”: Roofing discounts tend to show up with roofing companies that have been bought by private equity. If a roofer is telling you they can knock down the price if you sign today or they present a “limited time” offer, it’s likely the final price is still inflated.
- The “Outlier” Estimate: Most homeowners will get at least 3 roofing estimates before they choose the right guy for the job. It’s important to do this because often a real, competitive price will be very similar to another competitive price. Inflated prices will be obvious next to them. If you have an estimate that is thousands of dollars more than your others, it’s likely you’re being overcharged.
FAQs: Roof Pricing in Myrtle Beach, SC
Is $30,000 a normal price for a roof in South Carolina?
$30,000 is not a normal price for an average sized roof in South Carolina. Most average sized roofs will sit somewhere between $9,450 to $13,050 for asphalt shingles.
Why are some roofers quoting such high prices?
If a roofing company here in Myrtle Beach has a solid reputation with local residents, they may inflate prices because the general public believes they offer the best work. There are many great roofing companies in the Myrtle Beach area who do not do this. To learn more about the best roofing companies in the Myrtle Beach area, check out this article: 9 Best Roofing Companies in Myrtle Beach
Do bigger roofs really cost that much more?
Roof replacements are priced per square (100 sq ft). Larger or more complex roofs can significantly increase costs. The larger the roof, the less amount per square it will cost, mostly based on size.
Do I need multiple estimates before choosing a roofer?
Yes, you should always get 3 estimates from 3 different roofing companies. This will help you get a good idea of how much your new roof should cost and it helps you choose a roofer that works best for you.
Does a higher price always mean better quality?
A higher price roof does not always mean better quality. To learn about quality, check out the company’s Google reviews and see what homeowners have said about the quality of their work.
Should You Pay $30,000 for a New Roof?
Roofs are a costly, yet necessary, part of home improvement. And unfortunately, they’re not cheap. Which is why it’s important to know what a fair price looks like.
In short, if you have an average sized roof and you plan to get asphalt shingles, your roof should not be $30,000. If you see that price, it might be well worth it to look into other options. There are tons of roofing companies here in the Myrtle Beach area, which can make it hard to decide.
To make it a little easier, we at Linta Roofing are family owned and operated with one goal: provide an elevated roofing experience. So, if you’d like to see what one of our estimates looks like, schedule an inspection. We’re happy to come out and give you a fair price for your new roof.
