Roof Replacement Cost Calculator
Homeowners who hired a professional to add or replace roofing reported a median cost of $12,400 in 2026 prices; half of the jobs cost $6,800 to $18,700.
United States · hired a pro
$12,400median cost
Half of these jobs cost between $6,800 and $18,700.
1,881 real jobs from 2021 to 2023, in 2026 prices.
Is your roof quote high or low?
| Cost of the job | Share of jobs |
|---|---|
| $2,000 or less | 9% |
| $6,000 or less | 22% |
| $7,500 or less | 28% |
| $10,000 or less | 38% |
| $12,000 or less | 50% |
| $15,000 or less | 62% |
| $20,000 or less | 78% |
| $30,000 or less | 91% |
| $40,000 or less | 95% |
The survey does not record the roofing material (asphalt shingles, metal, tile), the roof area, its pitch or whether the old roof was torn off, so a higher quote is not necessarily too high.
Roof replacement cost by home size
Size of the whole home, not of the job.
| Home size | Median | Middle half | Jobs |
|---|---|---|---|
| 750–999 sq ft | $6,900 | $3,200–$12,800 | 82 |
| 1,000–1,499 sq ft | $9,400 | $5,700–$13,600 | 394 |
| 1,500–1,999 sq ft | $12,800 | $7,900–$18,200 | 456 |
| 2,000–2,499 sq ft | $13,400 | $9,000–$19,300 | 353 |
| 2,500–2,999 sq ft | $14,100 | $7,900–$22,700 | 194 |
| 3,000–3,999 sq ft | $15,900 | $11,400–$23,100 | 203 |
| 4,000 sq ft or more | $20,300 | $9,000–$33,800 | 92 |
By home value
| Home value | Median | Middle half | Jobs |
|---|---|---|---|
| Under $200,000 | $7,900 | $3,400–$12,400 | 302 |
| $200,000–$349,999 | $11,400 | $7,900–$15,800 | 443 |
| $350,000–$599,999 | $15,900 | $10,200–$21,400 | 494 |
| $600,000 or more | $17,000 | $8,500–$28,400 | 516 |
Roof replacement cost by region and metro area
| Region and division | Median | Middle half | Jobs |
|---|---|---|---|
| Northeast | $12,800 | $6,800–$18,200 | 321 |
| New EnglandConnecticut, Maine, Massachusetts, New Hampshire, Rhode Island, Vermont | $13,600 | $7,900–$19,900 | 120 |
| Middle AtlanticNew Jersey, New York, Pennsylvania | $12,500 | $6,400–$17,300 | 201 |
| Midwest | $11,700 | $7,900–$18,100 | 350 |
| East North CentralIllinois, Indiana, Michigan, Ohio, Wisconsin | $11,600 | $7,900–$17,300 | 268 |
| West North CentralIowa, Kansas, Minnesota, Missouri, Nebraska, North Dakota, South Dakota | $12,500 | $7,900–$20,400 | 82 |
| South | $11,400 | $6,800–$18,000 | 814 |
| South AtlanticDelaware, District of Columbia, Florida, Georgia, Maryland, North Carolina, South Carolina, Virginia, West Virginia | $11,400 | $6,800–$19,100 | 447 |
| East South CentralAlabama, Kentucky, Mississippi, Tennessee | $10,100 | $6,400–$14,800 | 96 |
| West South CentralArkansas, Louisiana, Oklahoma, Texas | $11,600 | $6,800–$19,300 | 271 |
| West | $13,600 | $6,200–$22,700 | 396 |
| MountainArizona, Colorado, Idaho, Montana, Nevada, New Mexico, Utah, Wyoming | $11,600 | $3,400–$18,000 | 124 |
| PacificAlaska, California, Hawaii, Oregon, Washington | $15,400 | $7,900–$25,700 | 272 |
By metro area
| Metro area | Median | Middle half | Jobs |
|---|---|---|---|
| Atlanta | $12,400 | $6,400–$20,500 | 69 |
| Boston | $12,800 | $7,700–$19,300 | 83 |
| Chicago | $15,900 | $11,400–$25,700 | 69 |
| Cincinnati | $11,800 | $7,700–$16,600 | 129 |
| Cleveland | $11,400 | $7,700–$16,900 | 100 |
| Dallas-Fort Worth | $16,900 | $7,900–$28,200 | 91 |
| Denver | $14,800 | $6,400–$22,500 | 56 |
| Detroit | $10,300 | $6,800–$19,300 | 52 |
| Houston | $13,600 | $8,500–$17,000 | 75 |
| Los Angeles | $16,900 | $7,900–$22,700 | 46 |
| Miami | $24,800 | $16,000–$38,500 | 59 |
| Milwaukee | $15,400 | $9,000–$22,500 | 112 |
| New Orleans | $13,500 | $8,700–$19,300 | 125 |
| New York | $13,500 | $7,900–$20,400 | 52 |
| Philadelphia | $9,100 | $3,400–$15,400 | 86 |
| Phoenix | $12,400 | $3,400–$17,000 | 81 |
| Riverside-San Bernardino | $11,300 | $4,900–$19,300 | 35 |
| San Francisco-Oakland | $17,000 | $11,300–$33,400 | 53 |
| Seattle | $19,300 | $12,800–$28,400 | 82 |
| Washington, DC | $10,100 | $5,700–$19,300 | 90 |
Roof replacement cost by material and roof area: permit records from Miami-Dade County, Florida
5,976 residential re-roofing permits with a value, October 2024 to October 2026. One county's records, not survey data: use them to compare materials and roof sizes, not as a price for your area.
| Type of roofing | Median | Middle half | Per sq ft | Permits |
|---|---|---|---|---|
| Asphalt shingles | $13,000 | $9,200–$19,000 | $6.95 | 740 |
| Tile | $26,000 | $18,700–$34,500 | $11.25 | 924 |
| Metal, wood shingles or wood shakes | $30,000 | $22,800–$39,000 | $12.12 | 1,618 |
| Flat roof (gravel, modified bitumen, single-ply and similar) | $10,600 | $6,000–$17,200 | $8.75 | 792 |
| Roof area, sq ft | Median | Middle half | Permits |
|---|---|---|---|
| Under 1,000 | $6,100 | $3,400–$10,200 | 431 |
| 1,000–1,499 | $12,500 | $9,000–$16,900 | 667 |
| 1,500–1,999 | $17,000 | $12,000–$22,500 | 1,018 |
| 2,000–2,499 | $23,000 | $16,000–$27,900 | 1,220 |
| 2,500–2,999 | $28,500 | $20,400–$33,500 | 1,035 |
| 3,000–3,999 | $35,000 | $25,200–$40,700 | 902 |
| 4,000 or more | $52,000 | $41,300–$70,000 | 476 |
Median per square foot: $10.29 (middle half $7.36–$12.58), from 5,749 permits.
| Sq ft | Asphalt | Tile | Metal or wood | Flat roof |
|---|---|---|---|---|
| Under 1,000 | $5,900 | $9,500 | $5,600 | |
| 1,000–1,499 | $9,300 | $15,000 | $17,600 | $11,000 |
| 1,500–1,999 | $12,000 | $20,500 | $21,900 | $12,000 |
| 2,000–2,499 | $15,000 | $24,900 | $27,500 | $18,000 |
| 2,500–2,999 | $18,200 | $29,700 | $32,500 | $20,000 |
| 3,000–3,999 | $22,000 | $36,000 | $39,500 | $25,000 |
| 4,000 or more | $55,800 | $59,900 |
About these records
Check against the survey: the 5,976 permits with a value have a median estimated value of $22,200; homeowners in the Miami metro area reported $19,300 for roof replacements (197 jobs, 2019, 2021 and 2023 surveys, 2026 prices).
The value is the estimated value written on the permit, not adjusted for price changes and rounded the same way as the other costs on this page; 43% of the county's 10,399 re-roofing permits carry no value and are left out. The table by type of roofing covers the 4,074 permits that name one type; the 1,886 permits that name more than one are left out of it. The names of the types follow the county's categories, which put metal together with wood shingles and shakes. Roof area is the square footage on the permit, for permits with 100 to 20,000 square feet (5,749 permits). The per-square-foot figure is the median of each permit's value divided by its area. Groups with fewer than 30 permits are not shown. Source: Miami-Dade County, "Building Permits Issued By Miami-Dade County - 2 Previous Years to Present". Miami-Dade County provides this data for use "as is" and does not guarantee that it is accurate, correct or complete. The county has not reviewed or endorsed this site. More about these records
Roof replacement cost by stories and type of home
By number of stories
A basement and a finished attic each count as a story.
| Stories | Median | Middle half | Jobs |
|---|---|---|---|
| 1 story | $11,300 | $6,200–$18,000 | 735 |
| 2 stories | $12,400 | $6,800–$18,200 | 622 |
| 3 stories | $13,600 | $7,900–$20,300 | 514 |
Fewer than 30 jobs, no figure: 4 or more stories (7).
By type of home
| Type of home | Median | Middle half | Jobs |
|---|---|---|---|
| Mobile or manufactured home | $6,200 | $3,000–$9,600 | 81 |
| Single-family detached house | $12,800 | $7,700–$19,300 | 1,653 |
| Single-family attached house (townhouse, rowhouse) | $6,400 | $2,000–$12,500 | 97 |
| Unit in a building with 2 or more units | $9,800 | $2,600–$19,300 | 48 |
How homeowners paid for roof replacements
| Paid mainly with | Share | Median | Middle half | Jobs |
|---|---|---|---|---|
| Cash from savings | 59% | $10,300 | $4,800–$16,700 | 1,132 |
| Cash-out refinance | 3% | $15,400 | $12,400–$20,300 | 58 |
| Home equity loan | 4% | $16,900 | $11,400–$27,000 | 69 |
| Insurance settlement | 25% | $15,400 | $10,100–$22,700 | 418 |
| Credit or store card | 2% | $10,300 | $6,400–$15,800 | 50 |
| Contractor financing | 3% | $15,800 | $11,300–$24,800 | 60 |
| Other | 5% | $12,400 | $9,000–$21,800 | 86 |
Roof replacement: hiring a pro or doing it yourself
86% hired a professional; 14% did most of the work themselves.
| Who did most of the work | Median | Middle half | Jobs |
|---|---|---|---|
| Hired a professional | $12,400 | $6,800–$18,700 | 1,881 |
| Did most of the work themselves | $5,700 | $1,700–$11,600 | 285 |
A do-it-yourself cost leaves out the household's own time.
How often homeowners add or replace roofing
9.6% of owner-occupied homes had this job done in the two years before the survey, by a professional or by the household.
| Year the home was built | Share of homes | Homes surveyed |
|---|---|---|
| Before 1940 | 11.9% | 2,839 |
| 1940 to 1959 | 10.4% | 3,854 |
| 1960 to 1979 | 10.0% | 6,448 |
| 1980 to 1989 | 9.7% | 3,691 |
| 1990 to 1999 | 9.7% | 3,718 |
| 2000 to 2009 | 10.5% | 4,106 |
| 2010 or later | 4.0% | 2,690 |
Roof replacement cost by year, as reported
| Year | Median | Middle half | Jobs |
|---|---|---|---|
| 2021 | $10,000 | $6,000–$14,500 | 498 |
| 2022 | $10,000 | $6,000–$16,000 | 857 |
| 2023 | $11,000 | $5,500–$18,000 | 503 |
Not adjusted to 2026 prices; 2021 and 2023 are covered only in part. How the price adjustment works
What counts as a roof replacement in this data
Counted:
- Replacing the entire roof or at least most of it. The new roof may replace the old roofing or go over it.
Not counted:
- Repairing a hole or a leak.
- Replacing a small section of the roof.
- Routine minor work such as painting or decorating.
Survey category: "Added or replaced roofing". Costs the Census Bureau filled in (15% of the professional jobs) are left out.
Where these numbers come from
American Housing Survey 2023 (U.S. Census Bureau and HUD), in 2026 prices by the U.S. Bureau of Economic Analysis price index for home improvements. Permit records: Miami-Dade County. The calculations are our own; no agency has reviewed or endorsed them. Methodology · Data source