Roof Replacement Cost Calculator
TL;DR: 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.
Bottom line
- Typical range: $9,800 – $28,500 installed
- Median: $14,200 (2,000 sq ft, architectural asphalt)
- Biggest driver: Material choice (3× swing between shingles and standing-seam metal)
- When this applies: Asphalt: 20–25 yrs. Metal: 40–60 yrs. Tile: 50+ yrs. Plan replacement at 80% of expected lifespan.
2026 installed roof replacement cost by material and home size
| 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 |
Overview
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.
FAQs
How much does a new roof cost in 2026?
A new roof in 2026 costs $9,800–$28,500 installed depending on size and material. The national median is $14,200 for a 2,000 sq ft home with architectural asphalt shingles. Metal and tile roofs run 2–3× higher up front but last 2–3× longer.
How is roof replacement priced — by square or square foot?
Contractors price by 'roof square,' which equals 100 sq ft of roof area (not floor area). A typical 2,000 sq ft single-story home has roughly 22–26 squares of roof. Architectural asphalt runs $450–$650 per square installed in 2026; standing-seam metal runs $1,100–$1,600 per square.
Should I tear off the old roof or overlay?
Always tear off when possible. Overlays save $1,500–$3,000 but trap heat (shortening shingle life by 25%), add weight, hide deck rot, and reduce future resale value. Most building codes only allow one overlay layer, and most quality contractors will not warranty overlay work.
How long does a roof replacement take?
A typical 2,000 sq ft asphalt shingle roof takes 1–2 days for a 4–6 person crew. Metal, tile, or complex multi-plane roofs take 3–7 days. Weather delays are common; plan for an extra buffer day in spring and fall.
What time of year is cheapest for a roof replacement?
Late winter and early spring (Feb–April) typically offer the lowest pricing — contractors are hungry for work, and material costs dip after Q4. Avoid June–September peak season when quotes run 10–20% higher.
When should I replace my roof vs repair it?
Replace when: roof is over 80% of expected lifespan, multiple leaks across different sections, granule loss is widespread, or you see daylight from the attic. Repair single damaged sections under 12 years old. The 30% rule applies: if repair cost exceeds 30% of replacement cost, replace.