Roof Replacement Cost Calculator
In 2026, replacing a roof in the U.S. typically costs $9,800–$28,500 installed, with the national median near $14,200 for a 2,000 sq ft home with architectural asphalt shingles.
Roof replacement pricing comes down to three primary variables: squares of roof area (1 square = 100 sq ft), pitch and complexity (steep, multi-plane roofs cost 20–40% more), and material. This calculator uses 2026 contractor pricing data across all 50 states and produces a personalized estimate including underlayment, flashing, ridge venting, and tear-off labor.
Use this page when you are budgeting for a known-end-of-life roof, comparing contractor quotes, or planning a 5-year capital reserve. The output includes a confidence band, recommended next steps, and a side-by-side material comparison so you can make an informed long-term decision.
2026 installed roof replacement cost by material and home size
All figures reflect 2026 installed cost (median U.S. pricing including labor, materials, permits, and disposal).
| Material | 1,500 sq ft home | 2,000 sq ft home | 2,800 sq ft home | Lifespan |
|---|---|---|---|---|
| 3-tab asphalt | $8,200 | $10,400 | $13,800 | 15–20 yrs |
| Architectural asphalt | $11,200 | $14,200 | $18,600 | 25–30 yrs |
| Synthetic slate | $18,500 | $23,500 | $31,200 | 40–50 yrs |
| Standing-seam metal | $22,400 | $28,500 | $37,800 | 40–60 yrs |
| Concrete tile | $19,800 | $25,200 | $33,500 | 50+ yrs |
| Cedar shake | $20,500 | $26,000 | $34,500 | 25–35 yrs |
Regional cost adjustments
Northeast
Boston 2,000 sq ft architectural ≈ $17,500
West
San Francisco 2,000 sq ft ≈ $19,200
Midwest
Chicago 2,000 sq ft ≈ $13,400
Southeast
Atlanta 2,000 sq ft ≈ $12,800
Southwest
Dallas 2,000 sq ft tile ≈ $24,800
Decision framework
Replace immediately
Trigger: Active leak + curling/cupping shingles + age >15 yrs
Action: 3 bids, full tear-off, upgrade to 30-yr architectural
Plan within 24 months
Trigger: Granule loss visible in gutters, age 18+
Action: Build $14K sinking fund, schedule fall install
Repair only
Trigger: Single damaged area, <12 yrs old
Action: Spot repair $300–$1,200
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