How Much Does a Roof Replacement Cost in 2026?
The average roof replacement cost in 2026 runs roughly $9,600 to $11,500 nationally for an average-sized home with asphalt shingles, and most homeowners pay somewhere between about $5,900 and $14,000. Those are the published figures from HomeAdvisor, Angi, Fixr and Forbes Home. A larger or steeper roof, extra layers to tear off or a premium material can push you well past that, and only a measured inspection tells you your actual number.
The short answer
- HomeAdvisor (updated June 17, 2026) puts the average at $9,609, with a typical range of $5,902 to $13,378, or $4 to $11 per square foot.
- Fixr (updated February 4, 2026) puts it at about $10,000, typically $7,500 to $14,000, assuming about 2,000 square feet of roofing.
- The 2025 Cost vs Value Report prices a big job at $31,871 nationally: a 30-square (3,000 sq ft) asphalt tear-off with two skylights. It estimates 67.5% of that comes back at resale.
- The biggest cost drivers are roof size, pitch, tear-off layers, decking repairs and the material you pick.
- Insurance pays only for covered sudden damage. Financing and state grant programs such as SC Safe Home and Strengthen Oklahoma Homes can cover part of the rest.
Why do published roof replacement costs differ so much?
They differ mostly because each source assumes a different roof. Angi says the average home has a roof between 1,300 and 1,800 square feet. Fixr builds its numbers around 2,000 square feet of roofing on a 1,700 square foot house. The Cost vs Value Report prices a 3,000 square foot hip roof with skylights, stripped to bare wood. Same trade, three very different roofs.
Method matters too. HomeAdvisor and Angi are sister sites and report the same $9,609 average, drawn from what homeowners say they paid. Cost vs Value uses estimated contractor pricing for a fully specified job, so it reads high next to everyone else. Neither is wrong. They answer different questions.
| Source (date) | Average | Typical range | Roof size assumed |
|---|---|---|---|
| HomeAdvisor (Jun 17, 2026) | $9,609 | $5,902 to $13,378 | Roof about 1.1 to 1.2 times the home’s square footage |
| Angi (Mar 5, 2026) | $9,609 | $5,902 low, up to $46,000 | 1,300 to 1,800 sq ft |
| Fixr (Feb 4, 2026) | About $10,000 | $7,500 to $14,000 | About 2,000 sq ft |
| Forbes Home (updated Feb 2025) | $11,500 | $6,700 to $80,000 | 1,000 to 3,000 sq ft |
| Cost vs Value 2025 | $31,871 | One spec, not a range | 30 squares (3,000 sq ft) |
If you want a quick sanity check, Forbes Home lists about $14,000 for a 2,000 square foot roof and $21,000 for 3,000 square feet. Scale your guess by your roof, not your neighbor’s.
How much does a new roof cost per square foot by material?
Asphalt shingles are the cheapest common option at about $3 to $7 per square foot installed, according to HomeAdvisor, while slate can run $15 to $30. Here is HomeAdvisor’s June 2026 breakdown, with its installed totals for a 1,500 to 2,000 square foot roof.
| Material | Installed cost per sq ft | Total, 1,500 to 2,000 sq ft roof |
|---|---|---|
| Asphalt shingles | $3 to $7 | $5,800 to $20,000 |
| Architectural shingles | $4 to $6 | $6,000 to $12,000 |
| Metal | $7 to $13 | $5,700 to $25,000 |
| Wood shakes | $6 to $13 | $16,000 to $27,000 |
| Tile | $10 to $20 | $8,500 to $26,400 |
| Slate or stone | $15 to $30 | $5,800 to $30,000 |
Some of those totals overlap in ways that make a roofer squint (slate starting at the same price as asphalt is optimistic). That is what happens when you average thousands of reported jobs. Use the per square foot column for planning. For a big-job comparison, Cost vs Value 2025 prices a metal replacement at $51,865 nationally against $31,871 for asphalt.
What does a roof replacement cost in your region?
Regional costs swing by a few thousand dollars on the same size roof. The table pairs the Cost vs Value 2025 regional figure for its 30-square asphalt job with RoofingCalc’s metro table (February 2025), which is built on roof sizes from 1,500 to 3,500 square feet.
| Market | Cost vs Value 2025 region | 30-square asphalt job | RoofingCalc per sq ft | RoofingCalc, 2,000 sq ft roof |
|---|---|---|---|---|
| Raleigh | South Atlantic | $32,253 | $5.50 to $7.50 | $13,000 |
| Jacksonville | South Atlantic | $32,253 | $5.00 to $7.00 | $12,000 |
| Denver | Mountain | $28,475 | $6.50 to $8.50 | $15,000 |
| Oklahoma City | West South Central | $27,116 | $5.00 to $7.00 | $12,000 |
| Columbus | East North Central | $29,253 | $4.50 to $6.50 | $11,000 |
| Milwaukee | East North Central | $29,253 | $5.50 to $7.50 | $13,000 |
| Wichita | West North Central | $30,693 | $4.50 to $6.50 | $11,000 |
RoofingCalc does not list Myrtle Beach, Charleston or Savannah by name. It says costs across South Carolina and Georgia run lower, as low as $4.50 per square foot installed. On a 2,000 square foot roof that is about $9,000 by simple math, before pitch, decking or upgrades.
What drives the cost of a roof replacement?
Size drives cost more than anything else, followed by pitch, tear-off, decking and material. A good estimate shows each one as a line item.
- Squares. Roofers price by the square, which is 100 square feet of roof. HomeAdvisor puts labor alone at $200 to $300 per square and notes the roof is usually 1.1 to 1.2 times your home’s floor area.
- Pitch. HomeAdvisor calls 9/12 or steeper exceptionally steep and says it can add $1,000 to $3,000 for safety gear and slower work.
- Layers and tear-off. Fixr estimates removal at about $50 per square including dumping fees, and up to $150 per square for heavy materials or multiple shingle layers.
- Decking replacement. Fixr puts new decking at $2 to $8 per square foot. Nobody knows how much is rotten until the shingles come off, which is why the per-sheet price in your contract matters. Our guide to what roof decking is and when it needs replacing covers what to look for.
- Ventilation. Balanced intake and exhaust protects the shingles and the warranty. Adding soffit or ridge vents is a line item, not a favor.
- Permits. HomeAdvisor lists $100 to $1,400 depending on the city. Fixr says $100 to $500.
- Material. See the table above. Architectural shingles are the default on most homes now.
How do people pay for a new roof?
Most people pay with a mix of savings, insurance (only when there is covered damage), financing or a state grant. Each has rules.
Insurance. A homeowners policy typically pays for sudden, accidental damage like hail, wind or a falling limb, not for age and normal wear. If you think you have storm damage, a contractor can inspect, photograph what they find and be there when the adjuster comes out. The claim itself is between you and your insurer. Our storm insurance guide walks through the steps.
Financing. Roof financing usually comes from a third-party lender, so the terms are theirs. Ask whether the rate is fixed and whether there is a deferred-interest period. See roof financing options for what to ask.
State grants. Two Brazen states run grant programs for stronger roofs:
- SC Safe Home offers up to $7,500 (non-matching, for households under 80% of area median income) or $6,000 (matching) toward an IBHS FORTIFIED roof in eligible coastal counties, according to the program’s June 2026 report to the General Assembly. Funding often runs out within days of the portal opening. Details are on our South Carolina Safe Home Program page.
- Strengthen Oklahoma Homes offers up to $10,000 toward a FORTIFIED Roof High Wind and Hail upgrade, statewide, for homeowners with a homestead exemption, according to the Oklahoma Insurance Department.
Grants are first-come and approval is up to the state, so treat them as a possibility, not a plan.
Is a new roof worth the money at resale?
Partly. Cost vs Value 2025 estimates an asphalt roof replacement recoups 67.5% of its cost at resale nationally, and 69.9% in the South Atlantic region. The bigger payoff is usually the one you cannot put on a spreadsheet: a roof that does not leak and a house that passes the buyer’s inspection.
Get your real number
Published ranges are a starting point. Your price depends on your squares, your pitch and what is under the shingles. Brazen Roofing has completed 4,387 roofs since 2021 across 12 markets in 11 states, and a free roof inspection gets you a measured, line-item estimate instead of a national average. Find your nearest office on our roofing locations page.
Frequently asked questions
Published 2026 averages run about $9,600 to $10,000. HomeAdvisor (June 2026) reports an average of $9,609 with a typical range of $5,902 to $13,378, and Fixr (February 2026) says about $10,000, typically $7,500 to $14,000 for roughly 2,000 square feet of roofing. Larger, steeper or premium roofs cost more, so get a measured estimate.
HomeAdvisor puts most replacements at $4 to $11 per square foot installed, averaging about $7. Asphalt shingles run $3 to $7, architectural shingles $4 to $6, metal $7 to $13, tile $10 to $20 and slate $15 to $30. Remember that roof area is usually 1.1 to 1.2 times your home’s floor area, not the same number.
The 2025 Cost vs Value Report prices one large, fully specified job: 30 squares (3,000 square feet) of shingles on a hip roof with two skylights, torn down to bare wood, at $31,871 nationally. HomeAdvisor and Angi average what homeowners report paying on typical roofs of about 1,300 to 1,800 square feet. Different roof, different number.
A roofing square is 100 square feet of roof surface. A 2,000 square foot roof is 20 squares. Roofers price materials, labor and tear-off by the square, so the square count on your estimate is the first number to check. If three contractors measure your roof differently, ask each one how they measured.
Insurance typically pays only when the roof is damaged by a sudden, covered event such as hail, wind or a falling tree, not because it is old or worn out. Your deductible applies, and older roofs may be paid at actual cash value. Your policy and your insurer decide coverage. A contractor can inspect and document damage but does not decide the claim.
Some states offer grants for stronger roofs. SC Safe Home offers up to $7,500 non-matching or $6,000 matching toward a FORTIFIED roof in eligible coastal South Carolina counties. Strengthen Oklahoma Homes offers up to $10,000 for a FORTIFIED High Wind and Hail roof for homesteaded homes. Funding is limited and first-come, and the state decides approval.
Fixr estimates decking replacement at $2 to $8 per square foot. The amount needed is unknown until the old shingles are removed, so a good contract states a price per sheet of plywood or OSB rather than a vague allowance. That way a few bad sheets do not become a surprise invoice.
Sources
- HomeAdvisor: How Much Does a Roof Replacement Cost? (updated Jun 17, 2026)
- Angi: How Much Does a New Roof Cost? (updated Mar 5, 2026)
- Fixr: How Much Does a Roof Replacement Cost in 2026? (updated Feb 4, 2026)
- Forbes Home: Roof Replacement Cost
- Remodeling (JLC): 2025 Cost vs Value Report, National
- RoofingCalc: Roof Replacement Cost (Feb 2025)
- SC Office of Resilience and SC Department of Insurance: Proviso 117.200 report (June 2026)
- Oklahoma Insurance Department: Strengthen Oklahoma Homes release (Jul 10, 2026)