Pricing guide
How Much Does a Roof Replacement Cost?
Replacing a roof is one of the larger home expenses, and the price swings widely with the size of your roof, the material, and your region. The figures below are built on the federal roofer wage data cited at the foot of this page, and the section on reading an estimate is the part worth keeping open when a contractor hands you one.
Founder, Smarfle · Published June 26, 2026
Average roof replacement
$6,000 to $30,000+
A typical asphalt-shingle replacement on an average home. Cost scales with roof size (measured in squares), pitch, material, and where you live.
Quick answer
Most homeowners pay $6,000 to $30,000 to replace a roof, or roughly $350 to $700 per square (100 sq ft) for asphalt shingles installed. The final price depends on your roof's size and pitch, the material, and your region.
Roof Replacement price list
| Service | Typical price |
|---|---|
| Asphalt shingles (per square) | $350 to $700 |
| Architectural shingles (per square) | $450 to $900 |
| Metal roof (per square) | $900 to $1,800 |
| Tear-off and disposal (per square) | $100 to $200 |
| Full replacement (avg 20 to 30 squares) | $6,000 to $30,000+ |
| Minor roof repair | $150 to $1,500 |
Prices are typical U.S. ranges and vary by region, scope, and condition. Always get a written quote.
Roof replacement cost by home size
| Home size | Approx. squares | Typical cost |
|---|---|---|
| 1,000 sq ft | 12 to 15 | $4,500 to $11,000 |
| 1,500 sq ft | 17 to 20 | $6,500 to $16,000 |
| 2,000 sq ft | 22 to 25 | $8,500 to $22,000 |
| 2,500 sq ft | 28 to 30 | $11,000 to $27,000 |
| 3,000 sq ft | 33 to 35 | $13,000 to $32,000+ |
Roof area is larger than floor area because of pitch and overhang. Squares are approximate (1 square = 100 sq ft).
Cost by roofing material (installed, per square)
| Material | Per square | Lifespan |
|---|---|---|
| 3-tab asphalt | $350 to $600 | 15 to 20 yrs |
| Architectural asphalt | $450 to $900 | 25 to 30 yrs |
| Metal | $900 to $1,800 | 40 to 70 yrs |
| Tile (clay/concrete) | $1,000 to $2,500 | 50+ yrs |
| Slate | $1,500 to $4,000 | 75 to 100 yrs |
What roofing labor costs by state
Labor is the largest single input in most roofing jobs, and it is the part that moves most between states. The median roofers wage runs from $43,680 to $77,900, a 1.8x spread, against a national median of $55,440. Expect a quote above the ranges on this page in the first group and below them in the second.
The adjusted column divides each wage by that state's cost of living, so a high number in the first column does not automatically mean an expensive market. In California a $63,600 wage is worth $57,442 once living costs come out, while in Arkansas a smaller $47,470 is worth $54,603.
| State | Median | Cost adjusted |
|---|---|---|
| Illinois | $77,900 | $77,933 |
| New Jersey | $76,600 | $70,401 |
| Minnesota | $74,490 | $75,532 |
| Massachusetts | $72,750 | $68,790 |
| Alaska | $66,750 | $65,212 |
| State | Median | Cost adjusted |
|---|---|---|
| Oklahoma | $43,680 | $49,725 |
| Mississippi | $44,940 | $51,683 |
| New Mexico | $45,300 | $49,126 |
| Wyoming | $45,650 | $49,250 |
| Alabama | $45,670 | $51,417 |
Where roofers pay goes furthest
Median wage after each state's cost of living, highest first.
Wages are the BLS Occupational Employment and Wage Statistics median for Roofers (SOC 47-2181), 2025. The adjusted figure divides by each state's BEA Regional Price Parity (2024, US = 100). A few states are suppressed by BLS for confidentiality and are left out. See all 50 states.
Cite this data
The state figures above are free to reference with a link back. Cite the underlying study rather than the cost ranges on this page, because those ranges are editorial estimates and the state data is not.
Ihor Lavrenenko (2026). Roofer Salary by State. Smarfle. https://www.smarfle.com/small-business-statistics/roofer-salary-by-state
What affects the cost
Roof size and pitch
Roofs are priced per square (100 sq ft). A bigger or steeper roof costs more in both material and labor because steep pitches slow the crew and need extra safety.
Material
Asphalt is the most affordable; architectural shingles, metal, tile, and slate climb from there. Material can double or triple the per-square price.
Tear-off and decking
Removing old layers and replacing rotten decking adds cost. A roof with multiple existing layers or hidden water damage runs higher.
Region and permits
Labor rates, permit fees, and code requirements vary by area, which is why the same roof can cost noticeably more in one state than another.
What you are actually paying for
The parts of a roofing quote that never appear as a line item, from the side of the business that has to cover them.
The crew is priced to finish before nightfall
An open roof is the contractor's liability until it is dried in, so crews are sized to close the job the same day rather than to be cheap. A house that needs two days of tear-off carries a second mobilization, which is why a slightly bigger roof can jump a whole price band.
Workers' compensation is inside every hour
Roofing carries some of the highest injury-insurance rates of any trade, and that premium is spread across billable hours whether or not anyone gets hurt. A bid noticeably under the others is often a crew whose coverage you would end up relying on.
Shingle prices move faster than bids
Material is bought at the time of install, not the time of quoting, so an estimate more than a few weeks old is either re-priced or carries a cushion. Asking how long the number holds tells you which of the two you are looking at.
Where the money goes
On a typical roof, labor is roughly 40 to 60% of the total and material is most of the rest, with tear-off, disposal, underlayment, flashing, and permits on top. That is why a bid that looks cheap often skipped tear-off or used a thinner shingle. Always compare bids line by line.
Should you DIY or hire a pro?
Roofing is not a DIY job. It is dangerous work at height, mistakes cause leaks and structural damage, and most manufacturer warranties are void unless a licensed roofer installs the material. A permit and inspection are usually required. DIY should be limited to minor repairs like replacing a few shingles or resealing flashing. For a full replacement, hire a licensed, insured roofer.
How to save on roofing
- Ask how long the quoted price holds. Material is bought at install, so a number good for thirty days and one good for a week are different offers.
- Give every bidder the same scope, then compare the tear-off and decking lines, which is where honest bids usually diverge.
- Choose architectural shingles over 3-tab. A small upcharge buys ten or more years of life.
- If a storm caused the damage, document it and file the insurance claim before paying out of pocket.
- Always tear off rather than overlay. It lasts longer and does not seal hidden rot under a new roof.
What the federal data shows
Roofing labor is the biggest cost driver, and roofer wages vary widely by state. BLS puts the national roofer median at $55,440 for May 2025, with some states paying far more.
Read the Roofer Salary by State studyRun a roofing business? Here is what to charge
If you run a roofing business, price per square (material plus labor), measure the roof accurately, and never leave tear-off, disposal, permits, and cleanup out of the bid. The contractors who win are the ones whose estimates are clear and fast.
Frequently asked questions
How much does it cost to replace a roof?
How much does a roof cost per square?
Is a metal roof worth the extra cost?
Does insurance cover a roof replacement?
How do I get an accurate roofing estimate?
More pricing guides
Where these numbers come from
The dollar ranges on this page are our own editorial estimates, not survey data. We build them from the federal wage figures cited below, which set the labor floor for the trade, plus the typical job scopes we see in the field. Materials, permits, access and local demand move every one of them. Treat the ranges as a starting point for a conversation with a contractor, not as a quote.
Sources
- U.S. Bureau of Labor Statistics, Occupational Outlook Handbook: Roofers (May 2025)National median roofer wage of $55,440, 166,900 jobs, and projected 5% growth to 2035. Labor is the largest single input in a re-roof, so this sets the floor the ranges above are built on.
- U.S. Bureau of Labor Statistics, Occupational Employment and Wage Statistics, state estimates (May 2025)State-by-state roofer wages, which is why the same roof costs materially more in one state than another.
- U.S. Bureau of Economic Analysis, Regional Price Parities by State and Metro Area (2024)Cost-of-living adjustment applied when comparing wages across states, so a high-wage state is not mistaken for an expensive one.
Last reviewed September 2026.
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