The four packages and what they cost
Every price on this page is for a typical 1,800 square foot home, the basis Oyster publishes on its Home page, and every monthly figure is with approved GreenSky financing. Your roof is measured and priced for its own size, pitch, and shape.
Lowcountry Classic, $12,950 or $116 per month. A TAMKO Titan XT architectural shingle roof with synthetic underlayment, drip edge, sealed valleys, and a clean tear-off. A sound, code-compliant roof at the lowest published price, and the right buy for a rental or a house that will be sold in a few years.
Peace Of Mind, $15,350 or $138 per month. Everything in Lowcountry Classic plus a full ice and water barrier at the eaves and valleys, an upgraded ridge ventilation system, an annual roof tune-up, and a 20-year workmanship warranty. The package for a homeowner who plans to stay.
High Wind, $18,100 or $179 per month. Everything in Peace Of Mind plus six-nail high-wind installation and the TAMKO Titan 160 MPH wind warranty, with a 30-year workmanship warranty. On the islands, the harbor, and the peninsula it is the shingle package we recommend.
The Pearl Metal, $52,650 or $473 per month. Hidden-fastener standing seam aluminum panels, a salt-air-rated finish with marine-grade trim, a top coastal wind rating, and a 50-year workmanship warranty. It costs close to three times what High Wind costs and is built to outlast the shingle cycle by decades. The standing seam guide covers when the math works.
What moves the number
Size. Roof area, not living area, is what you pay for, measured in squares of 100 square feet. A single-story home has more roof than its floor plan suggests once overhangs are counted; a two-story of the same size has less. The package price scales with the measured area.
Pitch. Steeper roofs have more surface per square foot of footprint and take longer to walk and stage. A low-pitch ranch in Summerville prices near the published figure for its size; a steep-gabled house on the peninsula prices above it.
Stories. A two-story house takes longer to load, longer to tear off, and more care to protect below. Elevated island houses on pilings count as two stories for access.
Complexity. Every hip, valley, dormer, chimney, skylight, and porch roof adds cutting, flashing, and time. A simple gable and a house with three dormers and two chimneys can have the same square footage and very different prices. On metal, complexity is the biggest driver, because every transition is hand-formed.
Decking. Rotted or split decking has to be replaced before a new roof goes on. It cannot be seen from above, so it is priced as a stated per-sheet or per-board figure in the written quote, and we photograph every piece we replace.
Layers. A second layer of old shingle adds tear-off labor and disposal weight. We ask how many layers you have and price the second before you accept.
Access. A narrow lot with no room for a dumpster, a gated drive, or a roof reachable from one side adds modest labor, priced up front.
Island logistics. A roof on Kiawah, Seabrook, Sullivan's Island, Isle of Palms, or Folly Beach carries costs a roof in Ladson does not: gate and community access rules, longer hauls, tide and bridge timing, and stricter debris handling.
Why a coastal roof costs more than the same roof inland
Homeowners moving to the coast are often surprised that a roof here costs more than the same size roof did in their old town. Four reasons.
Fasteners and attachment. Coastal wind zones require more nails per shingle, a tighter fastening schedule at edges and corners, sealed starter courses, and, on metal, closer clip spacing. That is more material and labor per square, and the permit office checks it.
Finishes and materials. Salt air is hard on metal. Standing seam here is aluminum with a salt-air-rated finish and marine-grade trim, which is what The Pearl Metal includes, and the exposed metal on a shingle roof, from drip edge to flashing, has to be chosen for salt air too. Each costs more than the inland equivalent.
Wind pattern and the sealed deck. On the coast we recommend, and often the code requires, a secondary water barrier and high-wind ridge and hip attachment, extra layers and fastening an inland roof may skip.
Disposal and logistics. Dumpster hauls from the islands are longer, some communities restrict when and where containers can sit, and beach and marsh-side lots need more care with debris.
The same package is priced from the same ladder everywhere, but a given house on Sullivan's Island measures and prices higher than the same floor plan in Goose Creek.
Financing, without pretending to know your rate
Every package carries a monthly figure with approved GreenSky financing: $116 for Lowcountry Classic, $138 for Peace Of Mind, $179 for High Wind, and $473 for The Pearl Metal on the typical 1,800 square foot home; on a larger or more complex roof it rises with the full price. The financing comes through a lending partner, applied for after you choose a package, and depends on their approval.
We don't print a rate or a term on this site, because the lender sets both for each applicant and a number that is not yours is not useful. The monthly figure is the full price of the roof spread over the lender's term, with their interest included. If a roofer's monthly figure looks strikingly low, ask what the full price and the term are; a very small payment usually means a very long term.
Where financing earns its keep on the coast is closing the gap between the package you can pay for today and the package the house should have. The difference between Lowcountry Classic and High Wind on a typical home is $100 per month with approved GreenSky financing, and on an island or harbor address that buys the six-nail pattern, the 160 MPH product warranty, and sealed eaves and valleys.
How to compare two roofing quotes
A roofing quote that reads architectural shingle roof and a single total is a number without a scope. To compare two quotes you need the same information from both, and if one of them will not give it, that tells you something.
Product. The exact shingle or panel manufacturer and product line, since two shingles that look the same from the ground can differ in wind rating and warranty.
Attachment. Nails per shingle, and whether the quote states it. Four is the standard; six is the high-wind pattern the coast calls for.
Underlayment and barrier. Synthetic or felt; ice and water barrier and where it goes; whether the deck seams are sealed.
Edges and ventilation. Manufactured starter strip at eaves and rakes, new drip edge, and what ridge vent is installed. A roof that reuses the old drip edge or vents is cheaper for a reason.
Decking and layers. The per-sheet price for replacement decking, and whether the quote assumes one layer or two. A quote with no decking line will produce a change order.
Warranty holder. Who stands behind the workmanship warranty, for how many years, and whether the manufacturer's warranty is registered in your name.
Permit. Who pulls the permit and whose license it is under. A roofer who asks you to pull it as an owner-builder often means a roofer who is not licensed to pull it, and the inspection record will be in your name.
Price change conditions. What can change the number after signing, and at what unit price. A fixed price with stated conditions is a fixed price; one with no stated conditions is a starting point.
Insurance, storm claims, and the deductible rule
If your roof was damaged in a storm and you are filing a claim, the package prices on this page still apply; the claim is the source of payment for some or all of them. The adjuster sets the scope and the carrier pays the covered amount less your deductible. If that is less than the fixed price of the roof you choose, you know the difference before you sign, and financing applies to the gap.
Your deductible is your share and it is yours to pay. A contractor who offers to waive it, absorb it, or hide it in a padded invoice is asking your carrier to pay for something it did not agree to, which is insurance fraud in South Carolina, with the claim in your name. No roof on this site is given away. What there is instead is a fixed written price, a scope that matches the adjuster's, and documentation that supports the claim.
Getting your own number
The fastest way to know what your roof costs is to price it. The online quote starts with your address, finds the roof on aerial imagery, and shows all four packages with full and monthly figures side by side, in about three minutes. Send us your pick and a person confirms your fixed written price within 24 hours.
If you would rather have someone on the roof first, book an appointment. The person who comes brings the same package ladder and the same fixed number. No in-person discount, no online markup.
