See What a New Roof Costs in Your Area
Published
What a new roof costs by material, size and storeys — including why a two-storey house needs less roof than a single-storey one.
See What a New Roof Costs
Enter your ZIP and see the typical cost in your area. About a minute.
Free. No obligation.
On this page
What's in a roof replacement
A replacement is more than new shingles — these six parts of the job are what you're paying for.
What a new roof costs in 2026
Replacing the roof on a typical 2,000 sq ft one-story home costs $13,750 with asphalt shingles at the national level, with most jobs landing between $10,000 and $17,500. Material, home size, stories and your market move the number from there.
Cost by roofing material
Material is the biggest lever. On the same 2,000 sq ft one-story home, the typical job runs from $13,750 in asphalt shingle to $30,000 in metal.
| Material (2,000 sq ft, one story) | Low | Typical | High |
|---|---|---|---|
| Asphalt shingle | $10,000 | $13,750 | $17,500 |
| Metal | $21,750 | $30,000 | $38,250 |
Cost by home size
More square footage means more roof — on a one-story home, going from about 1,200 to about 4,000 sq ft takes a typical asphalt job from $8,250 to $27,500.
| Home size (asphalt shingle, one story) | Low | Typical | High |
|---|---|---|---|
| Under 1,500 sq ft | $6,000 | $8,250 | $10,500 |
| 1,500–2,500 sq ft | $10,000 | $13,750 | $17,500 |
| 2,500–3,500 sq ft | $15,000 | $20,630 | $26,250 |
| Over 3,500 sq ft | $20,000 | $27,500 | $35,000 |
The storeys effect
Roofing cost FALLS as storeys rise. The same living space stacked on more floors means a smaller footprint, and a smaller footprint means less roof: a typical asphalt job goes from $13,750 on one story to $6,880 on two and $4,580 on three or more. That is the exact opposite of siding, where the same stack adds wall area and pushes the price up.
| Stories (asphalt shingle, 2,000 sq ft) | Low | Typical | High |
|---|---|---|---|
| One story | $10,000 | $13,750 | $17,500 |
| Two stories | $5,000 | $6,880 | $8,750 |
| Three or more stories | $3,330 | $4,580 | $5,830 |
If you only need a repair
Repairs are priced as their own scenario, not a fraction of a replacement: nationally $500 to $8,000, with a typical job at $2,200. The spread is wide because what is actually wrong — a few lifted shingles or a failing valley — drives the price.
Your market moves the number
National figures are a midpoint, not a quote. Across 30 distinct pricing tiers covering 25,966 ZIP codes, markets run from 14% below to 23% above the national level. That spread is exactly why the estimate starts with your ZIP — enter it and the figure is priced for your market, not the national average.
All 25 roofing scenarios (national figures)
| Scenario | Low | Typical | High |
|---|---|---|---|
| Replacing the roof · Asphalt shingle · Under 1,500 sq ft · One | $6,000 | $8,250 | $10,500 |
| Replacing the roof · Asphalt shingle · Under 1,500 sq ft · Two | $3,000 | $4,130 | $5,250 |
| Replacing the roof · Asphalt shingle · Under 1,500 sq ft · Three or more | $2,000 | $2,750 | $3,500 |
| Replacing the roof · Asphalt shingle · 1,500–2,500 sq ft · One | $10,000 | $13,750 | $17,500 |
| Replacing the roof · Asphalt shingle · 1,500–2,500 sq ft · Two | $5,000 | $6,880 | $8,750 |
| Replacing the roof · Asphalt shingle · 1,500–2,500 sq ft · Three or more | $3,330 | $4,580 | $5,830 |
| Replacing the roof · Asphalt shingle · 2,500–3,500 sq ft · One | $15,000 | $20,630 | $26,250 |
| Replacing the roof · Asphalt shingle · 2,500–3,500 sq ft · Two | $7,500 | $10,310 | $13,130 |
| Replacing the roof · Asphalt shingle · 2,500–3,500 sq ft · Three or more | $5,000 | $6,880 | $8,750 |
| Replacing the roof · Asphalt shingle · Over 3,500 sq ft · One | $20,000 | $27,500 | $35,000 |
| Replacing the roof · Asphalt shingle · Over 3,500 sq ft · Two | $10,000 | $13,750 | $17,500 |
| Replacing the roof · Asphalt shingle · Over 3,500 sq ft · Three or more | $6,670 | $9,170 | $11,670 |
| Replacing the roof · Metal · Under 1,500 sq ft · One | $13,050 | $18,000 | $22,950 |
| Replacing the roof · Metal · Under 1,500 sq ft · Two | $6,520 | $9,000 | $11,480 |
| Replacing the roof · Metal · Under 1,500 sq ft · Three or more | $4,350 | $6,000 | $7,650 |
| Replacing the roof · Metal · 1,500–2,500 sq ft · One | $21,750 | $30,000 | $38,250 |
| Replacing the roof · Metal · 1,500–2,500 sq ft · Two | $10,880 | $15,000 | $19,130 |
| Replacing the roof · Metal · 1,500–2,500 sq ft · Three or more | $7,250 | $10,000 | $12,750 |
| Replacing the roof · Metal · 2,500–3,500 sq ft · One | $32,620 | $45,000 | $57,380 |
| Replacing the roof · Metal · 2,500–3,500 sq ft · Two | $16,310 | $22,500 | $28,690 |
| Replacing the roof · Metal · 2,500–3,500 sq ft · Three or more | $10,880 | $15,000 | $19,130 |
| Replacing the roof · Metal · Over 3,500 sq ft · One | $43,500 | $60,000 | $76,500 |
| Replacing the roof · Metal · Over 3,500 sq ft · Two | $21,750 | $30,000 | $38,250 |
| Replacing the roof · Metal · Over 3,500 sq ft · Three or more | $14,500 | $20,000 | $25,500 |
| Repairing the roof | $500 | $2,200 | $8,000 |
Common add-ons
These price separately and are not included in any figure above.
- Ridge vent (per linear foot) — $7 per per linear foot
- Chimney flashing repair — $950 per project
- Skylight installation (each) — $2,500 per each
- Soffit and fascia (per linear foot) — $12 per per linear foot
Figures on this page: how we derive these numbers.
What changes your estimate
Every roof prices differently. These are the four things that move the number.
Your ZIP code
The same roof costs thousands more in some markets than others.
Replace or repair
A full tear-off and a patch job are priced nothing alike.
Size and stories
A bigger footprint means more roof, and stories change the footprint.
Roofing material
Metal costs more up front than asphalt and lasts far longer.
How it works
- Enter your ZIP code
Roofing prices swing a lot by market, so we start there.
- Answer a few quick questions
We ask about your roof, your home's size, and the material you want.
- See your cost estimate
It's built from 2026 cost data for your ZIP.
Common questions
How is my estimate calculated?
We take current regional construction cost data for your ZIP and size it to your home — square footage, number of storeys, and the material you're after. It's a typical range for your area, not a bid.
Is the cost estimate free?
Yes. There's nothing to buy and nothing to sign to see it.
How long does a roof replacement take?
Most roofs go on in 1–3 days once the crew starts, weather permitting. Bigger or steeper roofs take longer.
Where these numbers come from
Every cost figure on this page is baked in at build time from a cost artifact generated on — scenario prices modeled at the national level from 2026 regional construction data, then adjusted to local markets through ZIP-code pricing tiers. Read the full methodology.
Cost data by EstimationPro.AI.
More roofing guides
Roof Cost Per Square: What Roofers Are Actually Quoting
Roofing is priced by the square — 100 square feet. Here's what a square costs by material, and why your roof is bigger than your house.
Metal Roofing Types: Standing Seam, Shingles and Panels
Metal roofing spans $4 to $30 per square foot installed. The reason is that 'metal roof' describes three very different products.
How to Spend Less on a Roof (Without Buying a Worse One)
Material, timing and scope move a roofing number more than anything else. Here's what actually saves money and what only looks like it does.
Roof Leaking Around the Chimney? Start With the Flashing
Most chimney leaks start at the flashing, not the masonry. Here's how to find the entry point and tell a sealant fix from a reflash.
Attic Condensation or Roof Leak? How to Tell the Difference
A leak and attic condensation look almost identical from inside. The pattern and the timing tell them apart — and they need opposite fixes.
Can You Put a Metal Roof Over Shingles?
Usually yes, if the deck is sound and code allows it. Here's what a recover actually saves, and when a tear-off is the better call.
See What a New Roof Costs
Enter your ZIP and see the typical cost in your area. About a minute.
Free. No obligation.