The Short Answer
Published 2026 averages cluster between roughly $9,500 and $11,000. HomeGuide (November 2025) reports an average of $10,800, with most jobs between $5,700 and $16,000. NerdWallet, citing Angi data, reports an average of about $9,500 and a planning range of $4–$11 per square foot, which is $8,000–$22,000 for a 2,000 sq ft roof. Local roofers' own price guides often run higher than these averages, because they price a specific, typical roof with tear-off and brand-name shingles. Our Denver and Minneapolis guides show both side by side.
Roof size is not house size
HomeGuide's estimates assume a single-story home with a 6:12 pitch, where a 2,000 sq ft house has about 2,235 sq ft of roof:
1,200 sq ft house: $4,000 – $8,000
1,800 sq ft house: $6,000 – $12,000
2,000 sq ft house: $6,700 – $13,400
2,500 sq ft house: $8,500 – $16,800
3,000 sq ft house: $10,100 – $20,100
Cost by Roofing Material
| Material | Installed cost per sq ft | Average total | Lifespan |
|---|---|---|---|
| Asphalt 3-tab shingles | $3 – $5 | $5,700 – $12,000 | 15–20 years |
| Architectural shingles | $4 – $6 | $7,500 – $16,000 | 20–30 years |
| Luxury / premium asphalt | $5 – $7 | $7,500 – $18,000 | — |
| Standing seam metal | $9 – $16 | $13,500 – $40,000 | 30–80+ years |
| Concrete tile | $7 – $19 | $10,500 – $47,500 | 30–100+ years |
| Natural slate | $10 – $30 | $22,000 – $70,000 | 50–200+ years |
| Flat roof (TPO, EPDM, other) | $3 – $11 | $4,000 – $16,800 | — |
Source: HomeGuide, Roof Replacement Cost, November 7, 2025. Lifespans from HomeGuide's roof lifespan table. A dash means HomeGuide does not list that figure.
Cost by State (Where We List Roofers)
| State (our cities) | Average new roof cost range |
|---|---|
| Texas (Austin, Houston) | $5,600 – $15,800 |
| Illinois (Chicago) | $5,500 – $15,400 |
| Minnesota (Minneapolis) | $5,800 – $16,200 |
| Indiana (Indianapolis) | $5,900 – $16,600 |
| Colorado (Denver) | $5,800 – $16,200 |
| Maryland | $5,800 – $16,300 |
| Arizona (Phoenix) | Not listed in HomeGuide's state table |
Source: HomeGuide, roof installation cost by location. The listed state ranges differ from each other by less than 8%, so roof size, material and pitch move your price far more than the state does. City-level guides from local roofers run higher; see our Denver, Minneapolis and Indianapolis pages.
The 5 Biggest Factors That Affect Your Price
1. Roof Size
Roofs are priced by the square (1 square = 100 sq ft). HomeGuide's calculator shows roof area running about 12% above the floor area of a single-story home at a 6:12 pitch. More squares mean more material and more labor.
2. Roofing Material
Asphalt shingles cost the least per square foot. Metal, tile and slate cost more up front and last longer, as the lifespans above show.
3. Roof Pitch
HomeGuide notes that pitches steeper than 6:12 need extra safety precautions and more labor, which raises the price.
4. Layers to Remove
Most cities limit roofs to two layers of shingles, so a roof that already has two must come off completely. HomeGuide puts tear-off of shingles or metal at $1–$3 per sq ft.
5. Labor
HomeGuide puts roofing labor at $150–$300 per square ($1.50–$3.00 per sq ft) for shingles or flat roofs. Angi, cited by NerdWallet, says roofers generally charge $40–$90 per hour per worker.
Should You Repair or Replace?
HomeGuide's rule of thumb:
- Consider a repair if: less than 25% of the roof is damaged, the repair costs less than 30% of a new roof, and the roof is under 20 years old.
- Lean toward replacement if: damage is widespread, the roof is older, or you have paid for repeated repairs.
Repairs run $150–$3,000 for minor to moderate damage and $3,000–$6,000 for extensive or structural problems (HomeGuide).
After a major storm, out-of-state contractors often canvass neighborhoods offering fast, cheap repairs. Some disappear after taking deposits. Hire a locally licensed roofer you can verify, and check reviews before you sign.
How to Get an Accurate Estimate
- Get at least 3 quotes from licensed contractors (HomeGuide recommends at least three).
- Verify the license with the right office. Rules differ by place. Minnesota licenses residential roofers through its Department of Labor and Industry. Colorado has no statewide roofing license, and Denver licenses roofers through the city. Indiana has no statewide license, and Indianapolis licenses through the city.
- Ask about certifications such as GAF or Owens Corning, and whether the contractor is an NRCA member.
- Get everything in writing: scope of work, materials, timeline, permits, warranty and payment terms.
- Do not pay in full up front. Follow a payment plan and keep receipts for each payment (HomeGuide).
Frequently Asked Questions
Sources and method
Every price on this page comes from a published source listed here. We show ranges, not single numbers, and we do not adjust them. Where sources disagree we show both. Last reviewed September 27, 2026.
- HomeGuide, How Much Does a Roof Replacement Cost? (Nov 7, 2025)
- NerdWallet, Roof Replacement Cost in 2026 (citing Angi)
- Minnesota Department of Labor and Industry, Roofer license
- Colorado Roofing Association, Colorado roofing license: everything you need to know
- Angi, Roof underlayment replacement cost in Indianapolis (city licensing through Business and Neighborhood Services)
Local roofing companies publish their own price guides, and we cite them on our city pages. Those come from businesses that sell roofs, so treat them as one data point and not a market average.
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