Roof replacement is priced by roof area, not your home's living space, and the material you choose can change the price by several times. An architectural shingle roof and a slate roof of the same size can differ by tens of thousands of dollars. Enter your roof area and pick a material to see a realistic installed range.
Your roof
Estimated cost
$8,000 – $12,000
National average
Roof replacement cost by material
Material
Installed cost per sq ft
2,000 sq ft roof
Typical lifespan
Asphalt, 3-tab shingles
$3 – $5
$6,000 – $10,000
15 – 20 yrs
Asphalt, architectural
$4 – $6
$8,000 – $12,000
20 – 30 yrs
Metal
$5 – $16
$10,000 – $32,000
40 – 70 yrs
Clay or concrete tile
$7 – $25
$14,000 – $50,000
50+ yrs
Slate / stone
$10 – $30
$20,000 – $60,000
75+ yrs
Source: HomeGuide, 2026 installed pricing; national average replacement about $10,800. Lifespans are general industry estimates and vary with climate and installation.
Worked example: an architectural shingle roof in Texas
A typical single-family home might have about 2,000 square feet of roof (20 "squares" in roofing terms). With architectural shingles, the most common choice today, the national estimate is $8,000 to $12,000. Selecting Texas (about 2.9% below the national price level) gives roughly $7,765 to $11,647.
The same roof in metal runs about $10,000 to $32,000 nationally. That's more up front, but metal commonly lasts two to three times as long as shingles, so the cost per year of service can be comparable or lower if you plan to stay in the home.
How this estimate is calculated
The calculator multiplies your roof area by a published installed cost per square foot for the material you choose, then by your state's Regional Price Parity from the Bureau of Economic Analysis if you select one. Installed pricing typically covers materials, labor and standard underlayment. See our methodology.
What affects roof replacement pricing the most?
Roof area and pitch. Steeper roofs have more surface area for the same house and need more safety equipment and slower work.
Tear-off. Removing old roofing typically adds about $1 to $3 per square foot for shingles and more for heavy materials like tile. Ask whether a quote includes tear-off and how many existing layers it assumes.
Decking repairs. Rotted plywood under the old roof is often only discovered after tear-off. Good contracts list a per-sheet price for replacement decking up front.
Complexity. Valleys, dormers, skylights and chimneys all add flashing work and labor.
Permits and disposal. Most jurisdictions require a permit for a re-roof, and dumpster fees vary by area.
Is your roofing quote fair? A quick checklist
It's measured, not guessed. The quote should state the roof area in squares, whether from a physical measurement or aerial report.
The materials are named: shingle brand and line, underlayment type, ice-and-water shield where required, and ventilation.
Tear-off, disposal and permits are included or clearly priced as extras.
There's a per-sheet decking price so surprises after tear-off are capped.
Two warranties: the manufacturer's material warranty and the contractor's workmanship warranty. Ask for both in writing.
Watch for storm chasers. After hail or wind storms, out-of-town crews often knock on doors offering free roofs "paid by insurance." Work with an established local contractor, don't sign anything that assigns your insurance benefits to the roofer without understanding it, and check your cancellation rights under the FTC's Cooling-Off Rule for door-to-door sales.
Ways to lower roof replacement costs
Get three measured quotes for the same material and scope. See how to compare quotes.
Schedule outside peak season. Late fall and winter (where weather allows) can bring better availability.
Check your insurance if the damage came from a covered event like hail or wind, before paying out of pocket.
Repair instead of replace when damage is limited and the roof has years left. A few missing shingles don't require a new roof.
Most roof replacements cost about $5,700 to $16,000, with a national average around $10,800 for an asphalt shingle roof. Installed pricing runs roughly $3 to $6 per square foot for asphalt shingles, $5 to $16 for metal, $7 to $25 for tile, and $10 to $30 for slate.
How do I find my roof's square footage?
Roofers measure in squares (100 sq ft). A rough estimate is your home's ground-floor footprint multiplied by about 1.1 for a low-slope roof and up to 1.4 for a steep roof. Contractors will measure precisely or use an aerial report.
Is a metal roof worth the extra cost?
It can be. Metal costs more up front but commonly lasts 40 to 70 years versus 20 to 30 for architectural shingles. It makes the most sense if you plan to stay in the home long-term.
Does roof replacement cost vary by state?
Yes. This calculator applies a regional cost-of-living adjustment based on U.S. Bureau of Economic Analysis data. Local labor markets, code requirements and weather also affect price.