How much does a new roof cost in 2026?
Short answer: most homeowners pay $8,000 to $18,000 to replace an asphalt shingle roof on a typical single-family home — roughly $400–$700 per roofing square installed. But "average" hides a lot. Here's exactly what drives the number, so you can tell a fair quote from a padded one.
Roofers price by the "square," not the square foot
A roofing square is 100 square feet of roof surface. A typical 2,000 sq ft home has a roof of about 18–24 squares once you account for overhangs and slope. Material and labor are both quoted per square, so this is the unit that matters when you compare bids.
Two things inflate roof area beyond your home's footprint: overhangs (eaves add ~8%) and pitch (a steeper roof has more surface than the floor below it). A steep roof can have 25–40% more area than the footprint — which is why two same-size homes can get very different quotes.
Cost by roofing material (2026, installed)
| Material | Cost / square installed | Typical full roof* | Lifespan |
|---|---|---|---|
| Asphalt shingles (3-tab) | $350–$500 | $7,000–$12,000 | 15–20 yrs |
| Architectural shingles | $450–$700 | $9,000–$16,000 | 25–30 yrs |
| Metal (standing seam) | $900–$1,400 | $18,000–$30,000 | 40–70 yrs |
| Clay / concrete tile | $1,000–$1,800 | $20,000–$40,000 | 50+ yrs |
| Slate | $1,500–$3,000 | $30,000–$60,000 | 75–100 yrs |
| Cedar shake | $600–$1,000 | $12,000–$22,000 | 25–35 yrs |
*Based on a typical ~20-square roof. Your roof may be larger or smaller.
What actually drives your price up
1. Tear-off and disposal
Removing the old roof and hauling it off adds roughly $1–$2 per square foot. If you have two layers already, expect more. An "overlay" (new shingles over old) is cheaper but usually a bad idea — it hides rot and shortens the new roof's life.
2. Pitch and access
Steep roofs need extra safety equipment and slow the crew down. A walkable roof is cheaper to do than one where everyone is roped off.
3. Complexity
Valleys, dormers, skylights, chimneys, and multiple facets all mean more cutting, flashing, and labor. A simple gable roof is the cheapest shape to replace.
4. Decking repairs
If the wood under your shingles is rotted, it has to be replaced — typically $70–$100 per sheet of plywood. Good contractors quote this as a "per-sheet if needed" line so you aren't surprised.
5. Your local market
Labor is the single biggest swing. The same roof can cost 40% more in a high-cost metro than in a rural area, and prices spike right after a regional storm when every crew is booked.
How to make sure you're not overpaying
- Know your roof size first. If you walk in already knowing you have ~22 squares, no one can pad the measurement. Here's how to measure it.
- Get 3 quotes on the same scope. Same material, same tear-off, same warranty — otherwise you're comparing different products.
- Ask what's not included. Permits, decking, disposal, and flashing are common "extras" that turn a low bid into a high one.
- Check the warranty. There's a manufacturer warranty (materials) and a workmanship warranty (labor). You want both in writing.
Get real quotes — not a guessing game
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Not sure you even need a full replacement yet? Read the honest warning signs that you need a new roof. Wondering whether to do it yourself? See DIY vs. hiring a roofer. And if a storm caused the damage, your insurer may owe you more than they're offering — start with our storm damage & insurance guide.