How Much Does a New Roof Cost? (2026 Prices)
A new asphalt shingle roof usually costs about $4.50 to $11 per square foot installed. See what drives the price and how to check your quotes.
Published Oct 27, 2026. 4 min read.
For most American homes, a new asphalt shingle roof costs roughly $4.50 to $11 per square foot of roof, installed. For a typical 2,000 sq ft roof that is about $9,000 to $22,000, with many homeowners paying around $14,000. National guides put the overall average near $9,500, but that number hides a very wide range.
Below is what moves the price up or down, how to estimate your own roof, and how to tell whether a quote is fair. For a range adjusted to your ZIP code, use our free roof cost estimator.
Typical new roof cost by material
| Roof material | Installed cost per sq ft | Typical lifespan |
|---|---|---|
| 3-tab asphalt shingles | $4.25 – $8.25 | 15 – 20 years |
| Architectural asphalt shingles | $4.50 – $11 | 20 – 30 years |
| Metal (shingles or standing seam) | $8 – $16+ | 40 – 70 years |
| Wood shakes | $8 – $15+ | 20 – 40 years |
| Clay or concrete tile | $12 – $25+ | 50+ years |
| Slate | $15 – $35+ | 75+ years |
Asphalt is by far the most common roof in the US because it is the cheapest to install. Metal, tile and slate cost more up front but can outlast two or three asphalt roofs.
How to estimate your roof size
Roofers price by the square: one square is 100 sq ft of roof surface. Your roof is always bigger than your floor plan because of the slope and the overhangs — often 15% to 50% bigger. A 1,600 sq ft single-story house can easily have 2,000 to 2,400 sq ft of roof, or 20 to 24 squares.
Every quote should state the number of squares. If two quotes measure your roof very differently, ask each roofer how they measured it.
What drives the price
- Tear-off: removing the old shingles and hauling them away is part of almost every replacement. A second layer of old shingles costs more to remove.
- Decking repairs: rotten plywood under the shingles is only found after tear-off. Good quotes give a price per sheet (often $70 to $120) instead of a surprise later.
- Pitch and height: steep or tall roofs need more safety gear and time. Expect $1,000 to $3,000 more for a steep roof.
- Complexity: valleys, dormers, chimneys and skylights all need extra flashing and labor.
- Region: labor in high-cost metros and storm-prone states is more expensive.
- Permit: most cities require one; it usually costs a few hundred dollars.
- Season: late spring through fall is peak season. Winter jobs can be cheaper where the weather allows.
What a complete roof quote should include
- Tear-off of existing layers and disposal
- Underlayment type (synthetic or felt) and ice and water shield where required
- New drip edge and flashing (not reused)
- Ridge and attic ventilation
- Price per sheet for any decking replacement
- Shingle brand, product line and color
- Permit and final inspection
- Cleanup, including a magnet sweep for nails
- Workmanship warranty in years, separate from the shingle warranty
Missing items are the main reason one quote looks thousands of dollars cheaper than another. Our roofing quote request template lists them so every roofer prices the same job.
How to save money on a new roof
- Get three written, itemized quotes and compare them side by side.
- Ask about off-season scheduling.
- Choose a mid-range architectural shingle instead of a designer line.
- Check whether your roof damage is covered by homeowners insurance before you pay out of pocket.
- Pay a modest deposit and the rest when the work is finished and inspected.
Frequently asked questions
How much does a new roof cost for a 2,000 sq ft house?
A 2,000 sq ft house often has 2,200 to 2,800 sq ft of roof. With architectural asphalt shingles at $4.50 to $11 per sq ft, that is roughly $10,000 to $30,000, depending on region, pitch and how much decking needs replacing.
Is it cheaper to put a new roof over the old one?
A "roof-over" saves the tear-off cost, but many codes allow it only once, it hides damaged decking, and it can shorten the new roof's life and affect the warranty. Most roofers recommend a full tear-off.
How long does a roof replacement take?
Most asphalt roofs on a typical house take one to three days. Bigger or more complex roofs, or decking repairs, can take longer.
Does a new roof add value to my home?
A new roof makes a home easier to sell and insure, and buyers notice it. It rarely returns its full cost in sale price, but an old roof can lower offers or block a sale.
Sources
- Fixr — Cost to install roof shingles (2026)
- NerdWallet — Roof replacement cost
- Inch Calculator — Roof replacement cost
Prices are national ranges for planning only. Your price depends on your home, your region and the contractor. This guide is general information, not professional, legal or insurance advice.
Related guides
Quote tips
How to read a roofing quote line by line
The total is the least useful number on a roofing quote. Here is what to look for instead.
Oct 22, 2026, 1 min read
Project planning
Roof Repair vs. Replacement: How to Decide
Most roof repairs cost $360 to $1,750. Here is when a repair is enough and when replacing the whole roof is the smarter money.
Oct 27, 2026, 3 min read
Maintenance
9 Signs You Need a New Roof
Curling shingles, granules in the gutters, daylight in the attic: nine warning signs that your roof needs replacing, and how to check safely.
Oct 27, 2026, 3 min read