What a new roof costs, and what drives the price
Roof replacement is priced by the square (100 sq ft) or square foot, but the headline number hides a lot. Here's what actually goes into the price, how to estimate your own roof, and the line items that separate an honest quote from a cheap one.
Key takeaways
- Most asphalt roof replacements run about $4.50–$7.50 per square foot installed, including tear-off and disposal.
- A typical 2,000 sq ft roof in architectural shingles lands around $9,000–$15,000 before local adjustments.
- Material, roof size, pitch, and number of stories are the biggest cost levers.
- A full tear-off with new underlayment is what you want, bargain bids often cut these corners.
- Local labor rates and demand shift the same roof's price by market, which is why a local estimate matters.
What's in the price
- Materials: shingles or panels, underlayment, flashing, drip edge, ridge vent, and fasteners.
- Labor: the largest single share on most asphalt jobs; steeper and taller roofs cost more.
- Tear-off & disposal: removing the old roof and dumping it; two existing layers cost more to remove.
- Decking repairs: rotted or soft plywood found mid-job is replaced at extra cost.
- Permit: most municipalities require one; a licensed roofer typically pulls it and folds the fee into the quote.
Estimate your own roof
Multiply your roof's area (not your home's footprint, a roof is larger because of pitch and overhangs) by the installed per-square-foot range for your material. A 2,000 sq ft architectural-shingle roof at $4.50–$7.50 works out to roughly $9,000–$15,000 before local labor adjustments.
Steeper pitches, two stories, and complex rooflines push toward the high end; a simple single-story ranch sits near the low end. The town dashboards do this math with your local cost index built in.
| Material | Installed $/sq ft | 2,000 sq ft roof |
|---|---|---|
| 3-tab asphalt | $3.50–$5.00 | $7,000–$10,000 |
| Architectural asphalt | $4.50–$7.50 | $9,000–$15,000 |
| Impact-resistant (Class 4) | $5.50–$8.50 | $11,000–$17,000 |
| Standing-seam metal | $9–$16 | $18,000–$32,000 |
| Concrete tile | $10–$18 | $20,000–$36,000 |
What moves your price
- Pitch & access: steep or two-story roofs need more labor, safety setup, and time.
- Tear-off layers: removing two or more old layers adds labor and dump fees.
- Flashing & details: chimneys, skylights, and valleys all add materials and labor.
- Local cost index: regional labor rates and demand can swing the same roof 20%+ between markets.
How to read a roofing quote
- Confirm a full tear-off and new underlayment, not a layover on top of the old roof.
- Check that flashing, drip edge, and ventilation are itemized, not assumed.
- Verify license, insurance, and the manufacturer plus workmanship warranties in writing.
- Be wary of bids well below the local range, something is usually being skipped.
Frequently asked questions
How much does a new roof cost for a 2,000 sq ft roof?
Does homeowners insurance pay for a new roof?
How long does a roof replacement take?
See the numbers for your town
These ranges are national. Open a dashboard to see roofing prices modeled for your town, with a live estimator and local factors.
Cost figures in this guide are modeled national ranges for general planning, not quotes. Local pricing varies, always get an on-site assessment from a licensed pro before you commit. Evergreen guide