How much does a new roof cost?
A new roof with architectural shingles costs about $10,000 to $17,000 on a typical 2,000 sq ft house. That’s $4.50 to $7.50 per square foot of roof, installed, with the old roof torn off and hauled away. Metal and tile cost roughly two to three times as much.
Below is a price table for your roof’s size, the reason published averages disagree so wildly, and a quick way to check whether a quote is in line.
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New roof cost by roof size and material
Roofers price by the square, which is 100 sq ft of roof. Find your roof’s size along the top, or use the house size under it as a rough guide, and read across from the material.
Installed cost with tear-off of one layer, national rates, 2026.
| Material | Per sq ft of roof | 15 squares1,300 sq ft house | 20 squares1,750 sq ft house | 25 squares2,150 sq ft house | 30 squares2,600 sq ft house |
|---|---|---|---|---|---|
| 3-tab asphalt shingles | $3.50 – $5.50 | $5,250 – $8,250 | $7,000 – $11,000 | $8,750 – $13,750 | $10,500 – $16,500 |
| Architectural shingles | $4.50 – $7.50 | $6,750 – $11,250 | $9,000 – $15,000 | $11,250 – $18,750 | $13,500 – $22,500 |
| Metal (standing seam) | $9 – $16 | $13,500 – $24,000 | $18,000 – $32,000 | $22,500 – $40,000 | $27,000 – $48,000 |
| Clay or concrete tile | $10 – $20 | $15,000 – $30,000 | $20,000 – $40,000 | $25,000 – $50,000 | $30,000 – $60,000 |
| Flat roof (TPO or EPDM) | $5.50 – $11 | $8,250 – $16,500 | $11,000 – $22,000 | $13,750 – $27,500 | $16,500 – $33,000 |
| Wood shake | $8 – $14 | $12,000 – $21,000 | $16,000 – $28,000 | $20,000 – $35,000 | $24,000 – $42,000 |
House sizes assume a single-story home with an average pitch. On a phone, swipe the table sideways to see every size.
These prices include removing one layer of old roofing, disposal, new underlayment and flashing, and labor. They don’t include replacing rotten decking, taking off a second layer, or gutters, which roofers price once they can see the roof. Steel panels with exposed screws cost less than standing seam, and metal shingles and copper sit either side of it; see metal roof prices by type. Natural slate sits above everything here, often $10 to $30 per square foot installed according to HomeGuide.
These are national rates. Prices in many big metros run higher: in Texas, architectural shingles cost about $5.50 to $8 per square foot, and about $6.50 to $9.50 around Houston and Dallas. In Florida, they run about $6 to $8.50 statewide; see Florida prices by region. Our roofing quotes by city pages carry local rates where we have them.
Why published averages disagree
Search for the cost of a new roof and you’ll find averages from under $10,000 to over $30,000, often on the same results page. They aren’t all wrong. They’re measuring different things.
| Source | What it measures | Headline figure | Per sq ft of roof |
|---|---|---|---|
| Angi March 2026 | Average of roof replacements | $9,609 | $4 – $11 |
| HomeGuide November 2025 | Average of roof replacements | $10,800 | $3 – $6 |
| Fixr January 2026 | Typical shingle roof | $14,500 | $3 – $16 |
| Cost vs Value 2025 report | One 30-square hip roof with two skylights | $31,871 | about $10.60 |
| This page | Architectural shingles on a 2,000 sq ft house, installed with tear-off | $10,000 – $17,000 | $4.50 – $7.50 |
The first difference is size. An average across every replacement includes small houses and simple roofs. The Cost vs Value project is a 3,000 sq ft roof, bigger than most, so its total is bound to be high.
The second is scope. That same project is a hip roof with two skylights to flash around and heavy, 25-year-warranty shingles. Each of those adds labor that a plain gable roof doesn’t need.
The third is method. Angi and HomeGuide publish averages across many jobs. Cost vs Value prices one defined project from Verisk’s building cost data, so it shows what that particular job should cost, not what most homeowners end up paying.
Once you divide by the size of the roof, most of the gap closes. That’s why the useful comparison is always price per square foot of roof, and never a headline average against your own quote.
Squares: how roofers turn your house into a price
A roofing square is 100 sq ft of roof surface. Your roof is bigger than your floor plan because of the slope and the overhang at the eaves, usually by 10 to 20 percent on an average pitch and more on a steep one.
Take an 1,800 sq ft single-story house. Its roof is roughly 2,100 sq ft, or 21 squares. At $4.50 to $7.50 per square foot for architectural shingles, that comes to about $9,500 to $15,800. On top of the roof area, roofers order extra shingles for cutting and waste, usually about 8 percent on a simple roof and 15 percent or more on one with lots of valleys and dormers. When you compare quotes, check whether each roofer’s square count includes that waste, so you’re comparing like with like.
If you’re pricing the shingles alone, a square of architectural shingles costs about $100 to $250 and a square of 3-tab about $80 to $130, according to HomeGuide. Labor is the bigger share of a replacement. HomeGuide puts it at $150 to $300 per square, and Fixr estimates labor at about 60 percent of the total. That’s why a quote with labor shown on its own line is easier to judge.
What moves the price up or down
The roof’s shape. Two houses with the same roof area can be quoted thousands apart. Every hip, valley and dormer means more cutting, more flashing and more waste than a plain gable roof, and more hours on the roof.
Pitch and height. A roof too steep to walk on needs harnesses, roof jacks and a slower crew, and a two- or three-story house needs more setup to get materials up safely. Both push a quote toward the top of the ranges in the table.
What’s coming off, and what’s underneath. The prices above assume one layer of old shingles. A second layer means more tear-off and disposal. Rotten decking can only be counted once the old roof is off, so a fair quote gives a price per sheet, typically $70 to $100, rather than a guess.
Where you live. Labor rates, permit fees and local building codes all vary by area. Compare a quote with local rates where you can, such as our Texas roofing costs, rather than with the national table alone.
3-tab or architectural shingles?
3-tab shingles are thin and flat, with a single layer. Architectural shingles are thicker, laminated and shaped to look more textured. At the rates above, architectural costs about $1 to $2 more per square foot, which is roughly $2,300 to $4,600 more on a 23-square roof. In return they typically last 25 to 30 years against 15 to 20 for 3-tab, as our guide to how long a roof lasts explains. If you plan to stay in the house, the longer life usually covers the difference.
How to check a quote against these prices
Divide the quoted price by the size of the roof. Most quotes state the number of squares; if yours doesn’t, ask, because a roofer who has measured the roof knows it. Then compare the price per square foot with the table, and with your city’s rates if we have them.
A quote well below the range is usually missing something: the decking rate, new flashing, or a named underlayment. Our sample roofing estimate shows every line a complete quote should have. A quote well above the range isn’t necessarily padded. Ask what’s driving it, whether that’s a steep roof, a second layer or an upgrade you didn’t ask for.
One quote can’t tell you much on its own. Three let you see where the market is, which is why we suggest getting three roofing quotes and asking each roofer the questions that expose a thin or padded quote.
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