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Roof cost calculator
Enter your roof size and options for a low-to-high estimate.
Cost by roofing material
Material is the biggest choice you control. Prices below are for a 2,000 sq ft roof with builder-grade materials and a standard, low-slope shape.
| Material | Per sq ft | 2,000 sq ft roof | Lifespan | Cost per year* |
|---|---|---|---|---|
| Asphalt shingles | $5.16 | $10,319 | 30-35 yrs | ~$320 |
| Wood shake | $13.15 | $26,302 | 30-50 yrs | ~$660 |
| Metal | $19.30 | $38,593 | 40-70 yrs | ~$700 |
| Clay tile | $22.21 | $44,423 | 50-100 yrs | ~$590 |
| Slate | Highest | Get quotes | 75-150 yrs | Varies |
Source: This Old House, Homewyse data, Oct 2026. Cost per year is our calculation: total cost divided by the middle of the lifespan range.
Spread over its lifespan, asphalt is still the cheapest roof per year. Clay tile costs the most up front, but because it lasts so long it works out cheaper per year than metal or wood. That only pays off if you stay in the home long enough to use those extra decades.
Cost by roof size
Roof area is larger than your home’s floor area, because of the slope and the overhangs. Roofers measure in “squares”, where one square equals 100 sq ft. The average U.S. roof is about 1,700 sq ft, which comes to roughly $8,772 in asphalt.
| Roof size | Asphalt | Wood shake | Metal | Clay tile |
|---|---|---|---|---|
| 1,000 sq ft | $5,160 | $13,150 | $19,300 | $22,210 |
| 1,500 sq ft | $7,740 | $19,725 | $28,950 | $33,315 |
| 2,000 sq ft | $10,320 | $26,300 | $38,600 | $44,420 |
| 2,500 sq ft | $12,900 | $32,875 | $48,250 | $55,525 |
| 3,000 sq ft | $15,480 | $39,450 | $57,900 | $66,630 |
Source: This Old House, Homewyse data, Oct 2026. Average roof size from the U.S. Census Bureau.
What drives the price
- Labor. About 65% of the total. Roofers average around $75 an hour, and Angi reports $40 to $90 per worker per hour.
- Pitch and shape. A steep roof can add $1,000 to $3,000. Valleys, dormers, chimneys and skylights all need extra flashing work.
- Location. Areas with a higher cost of living or a shortage of roofers pay more for labor. Ice-dam and heavy-rain areas also need an extra waterproof barrier.
- Hidden damage. Rotten decking only shows up after tear-off. In a This Old House survey, 23% of owners with hidden damage paid more than their quote, versus 13% without it.
Extra costs to budget for
| Item | Typical cost |
|---|---|
| Tear-off and disposal | $100-$150 per square |
| Building permit | Up to $500 |
| Extended warranty | $500-$5,000 |
| Decking repair | Quoted after tear-off |
Sources: Inch Calculator (tear-off), NerdWallet (permit, warranty).
How to pay less
- Get three written quotes with the same scope. Ask each roofer to list materials, tear-off, disposal and permits as separate lines so you can compare like for like.
- Ask whether an overlay is allowed. Laying new shingles over one existing layer is often cheaper and faster than a full tear-off, where local code permits it.
- Be flexible on timing. Season affects roofing prices, so ask whether a slower month would lower your quote.
- Check your insurance after a storm. Sudden damage may be covered, wear and age usually are not. Read your policy before you sign a contract.
Does a new roof pay off when you sell?
Partly. According to the 2025 Cost vs. Value report from the Journal of Light Construction, a new asphalt roof recoups about 68% of its cost at resale, and a metal roof about 50%.
Planning more work on the outside of the house? Compare the exterior house painting cost, and if the attic work exposes an old system, check the HVAC replacement cost before you get quotes.
See how we research every number on our method page, browse more home and repair costs, or try all our calculators.
Common questions
Can new shingles go over the old ones?
Sometimes. An overlay skips tear-off, so it costs less and goes faster. Many local codes limit how many layers a roof can have, and an overlay hides any damage in the deck, so ask your roofer what applies to your home.
How do I find my roof size?
Your floor area is only a starting point, because slope and overhangs add surface. Every roofer measures before quoting, and their number in squares (100 sq ft each) is the one to use in the calculator.
Is metal worth the higher price?
Only if you will stay a long time. Metal lasts 40 to 70 years, but per year of life it still costs about twice as much as asphalt, and it recoups less at resale.
Sources
Every number above comes from these pages. We list the date each page showed when we checked it.
- This Old House, Roof Replacement Cost
- NerdWallet, Roof Replacement Cost
- Inch Calculator, Cost to Replace Roof
Estimates are for general information only. Get written quotes from licensed local pros before you decide.
- Passed Level II of the CFA® Program
- Canadian Securities Course (CSC)
- Conduct and Practices Handbook (CPH)
Sepehr Parsa is a financial planner and the founder and editor of DollarMap. He has passed Level II of the CFA Program and completed the Canadian Securities Course (CSC) and the Conduct and Practices Handbook (CPH) course. He writes and edits our guides on cars, home repairs, budgeting, saving and investing, and checks that every number has a source.
“In a slowing economy, a budget is what keeps you afloat.”
How we check every number
