Cost guides / Roof replacement
Roof Replacement Cost (2026)
Replacing the roof on a 2,000 sq ft one-story home with architectural shingles costs $9,160 to $24,850, including tear-off of one layer. The typical price is $15,110, about $610 per square (100 sq ft of roof). Use the calculator for your home.
Estimate your cost
Most quotes for this job fall between Low and High. Roof area: about 2,460 sq ft (24.6 squares), typical $610 per square.
| Roofing and materials | $5,430 |
|---|---|
| Labor (tear-off and installation) | $2,460 |
| Overhead, profit and disposal | $6,910 |
| Permit | $310 |
Total price in dollars for the same roof, for example 16000.
What the estimate includes
- Tear-off of the old roofing and disposal
- New roofing with underlayment, ice and water barrier, drip edge, ridge cap, vents and fasteners
- Replacing a few sheets of damaged decking (about 1 to 2 sheets per 10 squares)
- Installation at local roofer wages and a permit
Not included: major decking or framing repair, new gutters, skylights and chimney rebuilding. Ask for a per-sheet price for extra decking in your contract.
Cost by home size and material
Typical price, one story, medium pitch (6/12), one layer torn off, national average.
| Home size | 3-tab shingles | Architectural shingles | Standing seam metal |
|---|---|---|---|
| 1,000 sq ft | $7,000 | $7,690 | $15,830 |
| 1,500 sq ft | $10,340 | $11,400 | $23,590 |
| 2,000 sq ft | $13,690 | $15,110 | $31,370 |
| 2,500 sq ft | $17,040 | $18,810 | $39,150 |
| 3,000 sq ft | $20,370 | $22,500 | $46,930 |
Roof replacement cost by state
2,000 sq ft one-story home, architectural shingles, medium pitch, one layer torn off. Labor uses each state's wages for roofers (BLS, May 2025).
| State | Low | Typical | High | Roofer wage/hr |
|---|---|---|---|---|
| Alabama | $8,450 | $13,880 | $22,750 | $21.96 |
| Alaska | $10,210 | $16,870 | $27,740 | $32.09 |
| Arizona | $8,710 | $14,380 | $23,590 | $22.76 |
| Arkansas | $8,150 | $13,400 | $21,990 | $22.82 |
| California | $10,150 | $16,720 | $27,440 | $30.58 |
| Colorado | $9,000 | $14,810 | $24,300 | $24.88 |
| Connecticut | $9,730 | $16,140 | $26,590 | $29.84 |
| Delaware | $8,990 | $14,840 | $24,330 | $28.58 |
| District of Columbia | $10,350 | $17,160 | $28,270 | $29.69 |
| Florida | $8,760 | $14,450 | $23,680 | $22.88 |
| Georgia | $8,600 | $14,160 | $23,200 | $22.57 |
| Hawaii | $10,170 | $16,820 | $27,630 | $28.64 |
| Idaho | $8,850 | $14,610 | $23,940 | $27.78 |
| Illinois | $10,500 | $17,350 | $28,520 | $37.45 |
| Indiana | $9,070 | $14,980 | $24,590 | $27.88 |
| Iowa | $8,380 | $13,770 | $22,630 | $23.39 |
| Kansas | $8,360 | $13,770 | $22,640 | $22.69 |
| Kentucky | $8,580 | $14,130 | $23,240 | $22.57 |
| Louisiana | $8,290 | $13,660 | $22,410 | $23.44 |
| Maine | $8,990 | $14,810 | $24,230 | $24.10 |
| Maryland | $9,620 | $15,910 | $26,140 | $28.89 |
| Massachusetts | $10,010 | $16,520 | $27,050 | $34.98 |
| Michigan | $9,270 | $15,300 | $25,140 | $28.62 |
| Minnesota | $10,050 | $16,590 | $27,270 | $35.81 |
| Mississippi | $8,240 | $13,560 | $22,250 | $21.61 |
| Missouri | $8,590 | $14,170 | $23,270 | $23.35 |
| Montana | $8,970 | $14,780 | $24,280 | $28.38 |
| Nebraska | $8,170 | $13,440 | $22,080 | $22.34 |
| Nevada | $8,870 | $14,620 | $24,040 | $24.56 |
| New Hampshire | $9,460 | $15,650 | $25,750 | $28.76 |
| New Jersey | $10,630 | $17,630 | $28,970 | $36.83 |
| New Mexico | $8,480 | $13,970 | $22,920 | $21.78 |
| New York | $10,330 | $17,030 | $28,020 | $31.74 |
| North Carolina | $8,660 | $14,250 | $23,350 | $23.56 |
| North Dakota | $8,740 | $14,420 | $23,630 | $28.72 |
| Ohio | $8,630 | $14,250 | $23,440 | $23.74 |
| Oklahoma | $8,170 | $13,480 | $22,100 | $21.00 |
| Oregon | $9,640 | $15,910 | $26,160 | $28.35 |
| Pennsylvania | $9,110 | $15,010 | $24,650 | $26.79 |
| Rhode Island | $9,450 | $15,600 | $25,610 | $29.63 |
| South Carolina | $8,430 | $13,880 | $22,730 | $22.00 |
| South Dakota | $8,200 | $13,530 | $22,200 | $22.94 |
| Tennessee | $8,240 | $13,550 | $22,250 | $21.97 |
| Texas | $8,490 | $13,970 | $22,890 | $22.13 |
| Utah | $8,750 | $14,430 | $23,740 | $23.40 |
| Vermont | $9,130 | $15,050 | $24,550 | $28.39 |
| Virginia | $8,980 | $14,770 | $24,210 | $23.28 |
| Washington | $9,980 | $16,490 | $27,130 | $29.16 |
| West Virginia | $8,750 | $14,500 | $23,820 | $24.60 |
| Wisconsin | $8,920 | $14,710 | $24,140 | $28.54 |
| Wyoming | $8,570 | $14,150 | $23,260 | $21.95 |
Roof replacement cost in major cities
Same roof, priced with each metro's roofer wages, price level and city permit fee.
| Metro | Typical | Low to high | State typical |
|---|---|---|---|
| Dallas, TX | $14,610 | $8,860-$24,010 | $13,970 |
| Houston, TX | $13,830 | $8,410-$22,730 | $13,970 |
| Phoenix, AZ | $14,640 | $8,870-$24,030 | $14,380 |
| Atlanta, GA | $14,440 | $8,770-$23,730 | $14,160 |
| Tampa, FL | $13,780 | $8,360-$22,630 | $14,450 |
What homeowners actually paid
We checked this calculator against 128 roof replacement quotes and invoices that homeowners shared publicly from 2022 to 2026, in 16 states. Older prices were adjusted to 2026 with official construction cost indexes. Their median was $16,500 for a mix of home sizes, and 77% of them fell between our Low and High estimates for the same roof and state. In Chicago and Boston we also compared with more than 1,200 roofing permits.
Published cost guides we checked put a similar job at about $12,000 (median of 7 guides from 2025-2026), 21% below our typical price. Guides are estimates too, often older or for a smaller scope of work; we follow the quotes homeowners actually shared, and 77% of them fell within our range.
What affects the cost
- Roof area: set by your home's footprint and the roof pitch. A steeper roof has more surface for the same house.
- Material: standing seam metal and concrete tile cost about twice as much as architectural shingles for the same roof.
- Layers and decking: each extra layer adds tear-off time and disposal; rotted decking is the most common surprise.
- Complexity: valleys, dormers, skylights and chimneys add flashing work.
- Your state: labor is about 16% of the typical price.
Common questions
How much does a new roof cost for a 1,500 or 2,000 sq ft house?
With architectural shingles on a one-story home with a medium pitch, a new roof typically costs $11,400 for a 1,500 sq ft house and $15,110 for a 2,000 sq ft house, nationally. Two-story homes of the same size have about half the roof area.
How do I convert my home's square footage to roofing squares?
Divide your living space by the number of stories to get the footprint, add about 10% for the overhangs, and multiply by the pitch factor (about 1.12 for a 6/12 pitch). A 2,000 sq ft one-story home has about 2,460 sq ft of roof, or 24.6 squares. Roofers order about 10% extra material for waste.
Is $30,000 too much for a roof?
For a 2,000 sq ft one-story home with architectural shingles, yes, it is above our High estimate of $24,850. It can be normal for a larger home, a steep or complex roof, metal or tile, or a high-cost area. Use the quote checker above with your home's details.
Why do roofing quotes for the same house differ so much?
Contractors price differently based on crew size, how busy they are, how much decking they expect to replace and what they include (ventilation, ice barrier, drip edge). For the same 2,000 sq ft roof, a high quote ($24,850) can be more than twice a low one ($9,160). Ask for squares, layers, decking price per sheet and a materials list in writing.
Do I need a permit?
Most cities require a permit for a full roof replacement. Our estimate includes a typical permit fee of $75 to $600; your roofer usually pulls it.
How we calculated this
Shingle, metal and accessory prices from manufacturers and national retailers (checked October 2026), crew hours per square from industry sources times local roofer wages from the U.S. Bureau of Labor Statistics (May 2025), contractor margins from industry financial data, and regional price levels from the Bureau of Economic Analysis. We check the result against verified homeowner quotes and city permit data. Full methodology · Sources.
Estimates, not quotes. Actual prices depend on your contractor, home and project details.
Changelog
- : Published.
- : Cost model built from 128 verified homeowner quotes (2022-2026), local trade wages from the Bureau of Labor Statistics (May 2025) and material prices checked in October 2026.
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