Roof Replacement Cost Calculator
Roofing is priced by the "square" (100 sq ft of roof surface). Material, tear-off layers, and roof pitch move the price most. Enter your roof area to see an itemized planning range.
Typical cost (US average)$12,000 – $16,0002,200 sq ft of roof (22 squares), mid-range finishes. Includes labor, permits, disposal, tax, and a 10% contingency.
Your project
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Roof replacement cost by roof size
| Roof area | Size | Mid-range cost |
|---|---|---|
| Small home | 1,500 sq ft of roof (15 squares) | $8,300 – $11,500 |
| Average home | 2,200 sq ft of roof (22 squares) | $12,000 – $16,000 |
| Large home | 3,200 sq ft of roof (32 squares) | $16,500 – $23,000 |
National-average prices from our calculator with its default scope. Your quotes will vary with site conditions and exact products.
Roof cost by material
| Finish level | Per sq ft | 2,200 sq ft total |
|---|---|---|
| 3-Tab Asphalt Shingles25-year basic 3-tab shingles, standard 15# felt paper, basic aluminum drip edge. | $4.61 – $6.32 | $10,000 – $14,000 |
| Architectural / Dimensional ShinglesLifetime architectural shingles (GAF Timberline or Owens Corning Duration), synthetic underlayment, ice & water shield. | $5.35 – $7.34 | $12,000 – $16,000 |
| Standing Seam Metal / Synthetic Slate24-gauge standing seam metal or DaVinci composite slate, maximum longevity and hurricane rating. | $9.07 – $12.44 | $20,000 – $27,500 |
What your roofing quote must say
- Decking replacement rate The roofer should state a per-sheet price for rotted decking found after tear-off.
- Ice and water shield A self-adhering leak barrier along eaves and valleys is required by code in many areas.
- Cleanup A magnetic nail sweep of the yard and driveway should be included.
What the price includes
Roof Replacement cost by city
Typical mid-range project (2,200 sq ft of roof) in each metro, most expensive first.
| Metro | Typical cost | vs. US average |
|---|---|---|
| the San Francisco Bay Area, CA | $17,000 – $23,500 | +45% |
| New York City, NY | $16,500 – $22,500 | +40% |
| Boston, MA | $15,500 – $21,000 | +31% |
| Los Angeles, CA | $15,000 – $21,000 | +29% |
| Seattle, WA | $15,000 – $20,500 | +27% |
| Chicago, IL | $14,500 – $19,500 | +22% |
| Philadelphia, PA | $14,000 – $19,000 | +18% |
| Denver, CO | $13,500 – $18,500 | +15% |
| Minneapolis–St. Paul, MN | $13,500 – $18,500 | +15% |
| Miami, FL | $13,500 – $18,500 | +14% |
| Austin, TX | $13,000 – $17,500 | +10% |
| Dallas–Fort Worth, TX | $12,500 – $17,000 | +6% |
| Phoenix, AZ | $12,500 – $17,000 | +5% |
| Houston, TX | $12,500 – $17,000 | +5% |
| Atlanta, GA | $12,500 – $17,000 | +4% |
| Raleigh–Durham, NC | $12,000 – $16,000 | 0% |
| San Antonio, TX | $11,500 – $16,000 | 0% |
Questions
Roof Replacement cost FAQ
How much does a roof replacement cost in 2026?
Our calculator puts a roof replacement (2,200 sq ft of roof, mid-range finishes) at about $12,000 – $16,000 at national-average prices. Size, finish level, and local labor rates move the total, so enter your own numbers above for an itemized range.
What does a roof replacement cost per sq ft?
Installed cost runs from about $4.61 per sq ft (3-Tab Asphalt Shingles) up to about $12.44 per sq ft (Standing Seam Metal / Synthetic Slate), including labor, permits, disposal, tax, and a 10% contingency.
How do I find my roof area?
Roof area is larger than your floor area because of the slope and overhangs. Use our free roof pitch and area tool: enter your footprint and pitch to get the true roof area and number of squares.
Can I put new shingles over my old roof?
Many codes allow one overlay layer, and it saves the tear-off cost. But it hides rotted decking, adds weight, and some manufacturers reduce the warranty. Most roofers recommend a full tear-off.