To replace a 2,000 sq ft asphalt shingle roof (20 squares), our range is $8,000–$19,000, typically $12,000 ($4–$9.50 per sq ft of roof). A quote above about $19,000 is high for that roof at U.S. average prices, and above about $24,000 it's very high, unless the roof is steep, has several layers to tear off or needs new decking.
Estimate Our range, based on sources [1][2][3]. Roof area is bigger than your floor area; check your size and city with the quote checker.
Bars run from our Low to High figure; the dark tick marks Typical. Same numbers as the table below.
What a normal roof replacement quote looks like
Roofers price by the "square" (100 sq ft of roof surface), and a pitched roof has more surface than the house has floor. Before you compare a bid with a range, find the roof area on the quote: it's usually listed in squares.
| Material, 2,000 sq ft of roof | Normal range Estimate | Typical Estimate | Very high above Estimate |
|---|---|---|---|
| Asphalt shingles | $8,000 – $19,000 | $12,000 | $24,000+ |
| Metal (panels or standing seam) | $15,000 – $32,000 | $21,000 | $40,000+ |
| Clay or concrete tile | $16,000 – $33,500 | $27,500 | $42,000+ |
| Natural slate | $21,000 – $39,500 | $31,000 | $49,500+ |
Estimate Normal range and typical are the same blended ranges as our roof replacement cost guide. "Very high" is 25% above our high end, the same rule as the quote checker. U.S. average prices; adjust for your area below.
What the sources say Sourced
Angi's national average for a roof replacement is $9,609, and it puts asphalt shingle roofs at $5,800 – $20,000 for a typical 1,300–1,800 sq ft roof.[2] The 2025 Cost vs. Value report prices an asphalt reroof of a 3,000 sq ft roof at $31,871.[3] HomeGuide's asphalt range is $3–$6 per sq ft installed.[1]
Get the free Remodel Budget Starter + new cost guides monthly
A one-page budget spreadsheet for any project: scope, line items, contingency and total.
Rather skip the emails? Download the Starter directly.
Example: is $20,000 too much for a new roof?
For a 2,000 sq ft asphalt shingle roof at U.S. average prices, our checker says: High. Your quote of $20,000 is 5% above the high end of our range ($19,000). On a smaller roof the same price is harder to justify; on a larger or steeper one, or with metal, it can be fair.
Why roof quotes run high
- Roof size and pitch. Steep roofs need more safety gear and slow the crew down, and complex rooflines with valleys, dormers and skylights add labor and flashing.
- Tear-off and decking. Removing more than one layer of old shingles costs more, and rotted decking found during tear-off is replaced at extra cost. HomeGuide puts tear-off at $1–$3 per sq ft and new decking at $2–$5.[1]
- Material and upgrades. Architectural or impact-rated shingles, ice-and-water membrane over the whole roof and new ventilation raise the price.
- Permits and disposal. Our blended permit range is $150–$700, and dumpster and disposal fees are usually in the bid.[1][2]
- Storm season. After a big hail or wind storm, demand jumps and so do prices. Insurance jobs follow the adjuster's scope, which is a separate check.
- Location. Roofing labor costs differ by region; see the table below.
What to do if your quote looks high
- Check the roof area. Ask how many squares the bid covers, and use the quote checker with that size and your metro.
- Ask for an itemized bid with tear-off, decking (per sheet), underlayment, flashing, ventilation, permit and disposal listed separately.
- Get two more bids on the same written scope and compare them line by line. Our guide to comparing contractor bids shows how.
- Budget for decking. Hold some contingency for rotted sheathing; our contingency calculator suggests an amount.
Regional differences Estimate
| Region (Census division) | Our cost index Estimate | Typical asphalt reroof Estimate |
|---|---|---|
| New England CT, ME, MA, NH, RI, VT | 1.10 10% above U.S. | $13,200 |
| Middle Atlantic NJ, NY, PA | 1.16 16% above U.S. | $13,900 |
| South Atlantic DE, DC, FL, GA, MD, NC, SC, VA, WV | 0.99 1% below U.S. | $11,900 |
| 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. | $9,600 |
| West North Central IA, KS, MN, MO, NE, ND, SD | 0.97 3% below U.S. | $11,600 |
| West South Central AR, LA, OK, TX | 0.85 15% below U.S. | $10,200 |
| Mountain AZ, CO, ID, MT, NV, NM, UT, WY | 0.90 10% below U.S. | $10,800 |
| 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.
Contractor Bid Comparison Sheet
Line up to 3 roofing bids on the same scope and see which one leaves out tear-off, decking or permits.
Get the template
Exterior Projects Budget Workbook
Budget a roof alongside siding, windows or gutters, with our ranges pre-filled and a payment schedule.
Get the templateCosts in your city
Our local cost pages adjust these national ranges for 50 metro areas using local construction wages, and add each area's housing age, climate zone and permit office: Atlanta, Austin, Baltimore, Birmingham, Boston, Charlotte, Chicago, Cincinnati, Cleveland, Columbus, Dallas, Denver, Detroit, Fresno, Grand Rapids, Hartford, Houston, Indianapolis, Jacksonville, Kansas City, Las Vegas, Los Angeles, Louisville, Memphis, Miami, Milwaukee, Minneapolis, Nashville, New York, Oklahoma City, Orlando, Philadelphia, Phoenix, Pittsburgh, Portland, Providence, Raleigh, Richmond, Riverside, Sacramento, Salt Lake City, San Antonio, San Diego, San Francisco, San Jose, Seattle, St. Louis, Tampa, Virginia Beach, Washington. See all local costs →
Roof quote FAQ
Is $20,000 too much for a new roof?
For a 2,000 sq ft asphalt shingle roof, it's above our $8,000–$19,000 range at U.S. average prices. It's more reasonable for a larger or steeper roof, a metal roof, extra tear-off layers or a high-cost area.
How much should a new roof cost?
About $4–$9.50 per sq ft of roof for asphalt shingles by our blend, typically $12,000 for 2,000 sq ft. Metal typically runs about $21,000 for the same roof.[1][2][3]
How do I know how big my roof is?
Your quote should list it in squares; one square is 100 sq ft of roof. A pitched roof has more area than the home's footprint, so don't use your floor area.
Why are roof quotes so different?
Bids can price different shingle lines, underlayment, ventilation and how much decking they expect to replace. Compare them line by line and ask how each one handles rotted decking.
Should I get more than one roof quote?
Yes, at least three on the same written scope. Be careful with storm chasers after hail or wind events: check the license, insurance and local address before you sign.
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 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.
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.