That's our range to replace an asphalt shingle roof with 2,000 sq ft of roof surface (20 squares), with a typical cost of about $12,000, or $4.00–$9.50 per sq ft installed. Metal typically runs about $7.50–$16.00 per sq ft.
Estimate Our range, based on sources [1][2][3]. Planning numbers, not quotes. Roof size, pitch and what's under the shingles drive the final price.
Roof replacement cost by material
Roofers usually quote by the square, which is 100 sq ft of roof surface. Here are our installed ranges per square foot, and what they mean for a 2,000 sq ft roof.
| Material | Per sq ft Estimate | 2,000 sq ft roof Estimate | Typical Estimate |
|---|---|---|---|
| Asphalt shingles | $4.00 – $9.50 | $8,000 – $19,000 | $12,000 |
| Metal (panels or standing seam) | $7.50 – $16.00 | $15,000 – $32,000 | $21,000 |
| Clay or concrete tile | $8.00 – $16.75 | $16,000 – $33,500 | $27,500 |
| Natural slate | $10.50 – $19.75 | $21,000 – $39,500 | $31,000 |
Estimate Our range, based on sources [1][2][3]. For each tier we pooled the low, midpoint and high figure each source publishes for a comparable scope (a single benchmark figure counts once), then used the median as Typical and the middle half of the pooled figures as Low–High. Angi publishes roof totals by material, so we divided them by the middle of its stated typical roof size (1,550 sq ft); Cost vs. Value's benchmarks were divided by their 3,000 sq ft roofs. Tile and slate draw on two sources. See How we build our ranges.
What the sources say Sourced
HomeGuide puts a typical asphalt shingle replacement at $5,700 to $16,000, with a national average of about $10,800.[1] Angi's 2026 average roof replacement is $9,609.[2] The 2025 Cost vs. Value report prices a large 3,000 sq ft hip roof with two skylights at $31,871 in asphalt and $51,865 in standing-seam metal.[3] The benchmark runs higher because it's a big, complex, fully specified job.
Line-item breakdown: 2,000 sq ft asphalt reroof Estimate
Here's how we'd build a bid for a simple gable roof with 2,000 sq ft of surface: tear off one layer, replace a tenth of the decking, then install underlayment, drip edge and architectural shingles. Use it to check that a bid covers tear-off, decking, flashing and disposal.
| Line item | How we priced it | Amount Estimate |
|---|---|---|
| Tear-off of one shingle layer Labor | 30 hrs × $22.66/hr median wage for construction laborers[4] × 1.7 labor burden | $1,160 |
| Dumpster and disposal Materials | Our allowance | $600 |
| Architectural shingles, 20 squares Materials | 20 squares × $150, our allowance, checked against HomeGuide's split of per-square totals into labor and materials[1] | $3,000 |
| Synthetic underlayment and ice barrier Materials | Midpoint of HomeGuide's per-sq-ft underlayment materials range[1] × 2,000 sq ft | $900 |
| Drip edge, about 200 linear ft Installed price | Midpoint of HomeGuide's per-foot drip-edge range[1] | $450 |
| Flashing, vents, starter, ridge cap and fasteners Materials | Our allowance | $700 |
| Shingle installation, 3 hrs per square Labor | 60 hrs × $26.65/hr median wage for roofers[4] × 1.7 labor burden | $2,720 |
| Ground crew and cleanup Labor | 20 hrs × $22.66/hr median wage for construction laborers[4] × 1.7 labor burden | $770 |
| Replace 10% of the roof decking Installed price | Midpoint of HomeGuide's per-sq-ft decking range[1] × 200 sq ft | $700 |
| Permit Fee | Our blended typical from HomeGuide's and Angi's permit ranges[1][2] | $400 |
| Overhead & profit Our assumption | 20% on the labor and materials lines above. Installed prices and fees already include the installer's margin, so we don't mark them up again. | $1,970 |
| Line-item total | Before contingency and regional adjustment | $13,400 |
Estimate Our line-item build comes to $13,400, about 11% above our blended typical of $12,000 for 2,000 sq ft of asphalt shingles. Steeper pitches, more layers to remove or more rotten decking push real bids up. Method: How we build our ranges.
Contractor Bid Comparison Sheet
Line up three roofing bids on the same scope and catch what's missing, such as tear-off, decking allowances, permits and disposal.
Get the templateWhat drives the cost up or down
Roof size, not house size
A roof's surface is bigger than the floor under it. Pitch, overhangs and dormers all add area, so measure the roof (or ask for the roofer's measurement report) before comparing prices.
Pitch and complexity
Steep roofs need harnesses, roof jacks and slower work. Valleys, skylights, chimneys and extra stories all add labor and flashing.
Tear-off vs. overlay
Installing over an old layer skips removal costs but shortens the new roof's life and hides the decking. Many codes cap roofs at two layers.
Rotten decking
You won't know the condition of the sheathing until the old roof comes off. Ask every roofer to state a per-sheet price for decking so bids compare fairly. Our calculator lets you test 0% to 100% replacement.
Material and lifespan
Metal, tile and slate cost more up front but last far longer than asphalt. If you plan to stay a long time, compare cost per year of expected life, not just today's price.
Contingency Estimate
Decking, flashing and vent surprises are common. About 10% is a reasonable planning cushion. That's our guidance, not a sourced figure.
Regional cost differences
Roofing prices swing more by region than interior work. We use a separate roofing index for each Census division, applied here to our typical asphalt reroof.
| Region (Census division) | Our cost index Estimate | Typical asphalt reroof, 2,000 sq ft Estimate |
|---|---|---|
| New England CT, ME, MA, NH, RI, VT | 1.10 10% above U.S. | $13,000 |
| Middle Atlantic NJ, NY, PA | 1.16 16% above U.S. | $14,000 |
| South Atlantic DE, DC, FL, GA, MD, NC, SC, VA, WV | 0.99 1% below U.S. | $12,000 |
| U.S. average | 1.00 | $12,000 |
| East North Central IL, IN, MI, OH, WI | 0.92 8% below U.S. | $11,000 |
| East South Central AL, KY, MS, TN | 0.80 20% below U.S. | $9,500 |
| West North Central IA, KS, MN, MO, NE, ND, SD | 0.97 3% below U.S. | $11,500 |
| West South Central AR, LA, OK, TX | 0.85 15% below U.S. | $10,000 |
| Mountain AZ, CO, ID, MT, NV, NM, UT, WY | 0.90 10% below U.S. | $11,000 |
| Pacific AK, CA, HI, OR, WA | 1.17 17% above U.S. | $14,000 |
Estimate Derived, not published. Our roofing index divides each division's 2025 Cost vs. Value average for the asphalt and metal roof projects by the national average and averages the two ratios.[3] The typical column multiplies our national typical by the index. See How we build our ranges.
Roof replacement cost FAQ
How long does a roof replacement take?
HomeGuide estimates 1 to 3 days for asphalt shingles and 1 to 5 days for metal, and longer for slate or wood shakes.[1] Rain, wind or cold can delay the work.
Is a metal roof worth the extra cost?
It depends on how long you'll stay. Our typical metal price is about 1.8 times asphalt per sq ft, but metal lasts much longer. At resale, the 2025 Cost vs. Value metal roof recouped about 50% of its cost nationally, versus 68% for asphalt.[3]
Can I put new shingles over my old roof?
Sometimes. An overlay saves the cost of tear-off but shortens the new roof's life and hides the decking, and many codes limit roofs to two layers.
Will homeowners insurance pay for a new roof?
Policies typically cover damage from a sudden event like a storm, not wear and tear from age. Read your policy and talk to your insurer before signing a contract.
Should I repair or replace my roof?
Repair makes sense for limited damage on a roof with plenty of life left. If damage is widespread, the roof is near the end of its expected life, or repairs approach a large share of a new roof, replacement is usually the better value.
Related cost guides
Sources
- HomeGuide, “How much does a roof replacement cost?” (updated Nov 7, 2025). homeguide.com/costs/roof-replacement-cost (accessed Oct 8, 2026).
- Angi, “How Much Does Roof Replacement Cost? [2026 Data]” (updated Mar 5, 2026). angi.com/articles/how-much-does-roof-replacement-cost.htm (accessed Oct 8, 2026).
- Zonda / Journal of Light Construction, 2025 Cost vs. Value Report: national averages, project descriptions for asphalt and metal roof replacement and regional pages (New England, Middle Atlantic, South Atlantic, East North Central, East South Central, West North Central, West South Central, Mountain, Pacific) (accessed Oct 8, 2026). © 2025 Zonda Media. We quote a few national figures and use the regional figures only to derive our own cost index. States per division from the U.S. Census Bureau, Census Regions and Divisions.
- U.S. Bureau of Labor Statistics, Occupational Employment and Wage Statistics (OEWS), May 2025 national median hourly wages by occupation, retrieved through the BLS Public Data API. bls.gov/oes (accessed Oct 8, 2026).
Quoted figures are labeled Sourced. Everything labeled Estimate is our own arithmetic on these sources, explained in How we build our ranges. Planning numbers only, not quotes. Get itemized local bids before you commit.