Ballpark numbers first
For 2026 in Greer and the rest of the Upstate, tearing off the old roof and installing architectural asphalt shingles costs roughly $450 to $650 per square. A square is 100 square feet of roof. On a simple 1,800-square-foot ranch that works out to $9,500 to $13,500. A 2,600-square-foot two-story with dormers and valleys lands at $13,500 to $19,000.
Other materials shift those figures. Three-tab shingles come in 15 to 20 percent cheaper. Moving up to Class 4 impact-resistant shingles adds $900 to $2,500. Standing-seam metal runs $1,100 to $1,700 per square, which is two to three times what shingles cost.
Price ranges by house and material
| Size of house | Three-tab | Architectural | Standing-seam metal |
|---|---|---|---|
| Ranch, 1,400 sq ft (18 squares) | $6,500 – $8,500 | $8,000 – $11,000 | $20,000 – $30,000 |
| Ranch, 1,800 sq ft (24 squares) | $7,500 – $10,000 | $9,500 – $13,500 | $26,000 – $38,000 |
| Two-story, 2,600 sq ft (30 squares) | $10,500 – $14,000 | $13,500 – $19,000 | $33,000 – $50,000 |
| Complicated roof, 3,500 sq ft (42 squares) | — | $19,000 – $28,000 | $46,000 – $70,000 |
Five things that change the price
How big and how steep. Pricing goes by the square. Once a roof is steeper than 7/12, each square costs more, because the crew has to rope off and the work goes slower. Expect two-story and steep roofs to add 10 to 25 percent.
Old layers and rotten wood. Removing one layer is part of the base price. A second layer adds $50 to $100 per square. Any rotten decking is swapped out by the sheet at $85 to $140 each, and a 1990s roof that has sat under pines and leaked a few times often needs anywhere from 3 to 10 sheets.
The shape of the roof. Each valley, dormer, skylight, chimney and extra roof plane means more flashing work. A plain gable costs the least. A hip roof with four dormers costs a good deal more.
Ventilation and code work. Ridge vent, soffit intake, ice-and-water at the eaves and in the valleys, and drip edge usually come to $600 to $2,000. That line explains most of the gap when two quotes use the same shingle.
Which shingle and which warranty. Three-tab is the cheapest and wears out first. Architectural is what most houses get. Class 4 brings an insurance discount. Designer lines such as Woodmoor and Grand Manor roughly double what the materials cost.
Comparing three estimates
Lay the quotes next to each other and go down this list. Does each one name the shingle and the warranty tier? Are tear-off, disposal and the permit included? What underlayment is it, and where does the ice-and-water go? Is there ridge vent and intake? What is the price per sheet of decking? Is the flashing new or reused? How long is the workmanship warranty, and is there a certificate of insurance? The lowest quote is usually missing two of these. Every one of them appears on ours.
If a storm caused the damage
Storm damage can turn a replacement into an insurance claim, and then what you pay is the deductible. Under the wind and hail deductible that many South Carolina policies now carry, that is often 1 to 2 percent of the dwelling coverage. Our claims guide goes into the details. Old age and wear are never covered.
Common questions
Why do my quotes for one house range from $9,000 to $16,000?
Look at what each quote includes: three-tab or architectural, whether ventilation and ice-and-water are in it, what it assumes about decking, the warranty tier, and whether the company pays for workers' comp. Put them in a row and the gap explains itself.
Is metal worth paying two to three times as much?
Often, if you plan to stay 15 years or longer. You get a 50-year roof, better resistance to wind and debris, sometimes a lower insurance premium, and help at resale. If you expect to sell within five years, a good architectural shingle is the smarter purchase.
Can the new roof go on top of the old shingles?
SC code permits two layers. No manufacturer gives a full warranty on shingles laid over an old layer, though, the second layer hides rotten decking, and the eventual tear-off costs more. We advise against it.
How many days does a replacement take?
Most Greer houses are finished in a day. Big or complicated roofs, or jobs that need new decking, take two.
Can I finance the roof?
Yes, and the insurance and financing page explains how. Keep in mind that many replacements are also insurance claims, which changes the numbers completely.
Related: Replacing a roof · Shingle roofs · Metal roofs · SC claims guide