Metal roof cost in Johnson City, TN
Local estimate from BLS wage data and BEA price levels. Reviewed Nov 4, 2026.
- Typical range (2,000 sq ft of roof)
- $8,900 – $29,500
- Per sq ft of roof
- $4.40 – $14.50
- before permit
- Versus US midpoint
- −10%
- US $21,300
- Rank of 300 metros
- #212
- 1 = most expensive
A metal roof in Johnson City, TN usually costs $8,900 to $29,500 for 2,000 sq ft of roof. That works out to about $4.40 to $14.50 per sq ft of roof before permits. Compared with the national midpoint that is $2,100 less. Roofers earn a median of $21.97 an hour in the Johnson City area, 18% below the US median of $26.65.
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Estimated cost for 2,000 sq ft of roof in Johnson City, TN, standard level
$15,100 to $23,300
About $7.45 to $11.50 per sq ft of roof before permits. Labor is about 53% of the bill.
| Part | Low | High |
|---|---|---|
| Materials | $5,950 | $11,400 |
| Labor | $8,900 | $11,600 |
| Permits and fees | $220 | $350 |
| Total | $15,100 | $23,300 |
Cost breakdown for 2,000 sq ft of roof in Johnson City, TN
| Part of the job | Low | Midpoint | High | Share |
|---|---|---|---|---|
| Materials | $1,900 | $8,650 | $15,400 | 45% |
| Labor | $6,850 | $10,300 | $13,700 | 53% |
| Permits and fees | $130 | $290 | $440 | 1% |
| Total | $8,900 | $19,200 | $29,500 | 100% |
Where the Johnson City price comes from
We price the labor side from BLS wage data for 3 trades: roofers at 70%, sheet metal workers at 20%, construction laborers at 10%. Weighted together, Johnson City wages are 0.86 times the national level. Labor makes up about 53% of the midpoint estimate (56% at national prices). BLS does not publish this trade for the metro, so we used the Tennessee statewide median.
Materials are scaled with BEA's regional price parity for goods. Johnson City is at 96.2 against 100 for the US, so a materials line of $9,000 nationally becomes $8,650 here (midpoint, 2,000 sq ft of roof). Permits follow the all-items index of 87.9: $130 to $440.
Data note: 90% of the labor weighting for this project uses a statewide median because BLS has no published metro figure for that trade in Johnson City. The wage table below marks each row.
What local crews earn in Johnson City
The labor line is built from BLS wage data, one trade at a time. This job draws on 3 trades. We compare each trade's local median with the US median, weight the ratios by how much of the job each trade does, and apply the blend to the national labor cost. For Johnson City the blend is 0.86.
Roofers (47-2181) carry 70% of the labor weighting. BLS does not publish this trade for the Johnson City metro, so we used the Tennessee statewide median: $21.97 an hour against $26.65 for the US. The middle half of them earn between $18.33 and $23.53 an hour.
Sheet metal workers (47-2211) carry 20% of the labor weighting. BLS does not publish this trade for the Johnson City metro, so we used the Tennessee statewide median: $28.45 an hour against $29.71 for the US. The middle half of them earn between $21.74 and $35.40 an hour.
For construction laborers (47-2061, weighted 10%) the local median is $19.79 an hour, which is 13% below the national $22.66. The middle half of them earn between $17.74 and $22.37 an hour. BLS counts 580 of them working in the area, 71.0 for every 10,000 jobs (US: 70.5), so the local bench is about average.
A quick sensitivity check: moving the lead trade (roofers) from the median to the 75th percentile wage adds about $490 to the midpoint estimate; the 25th percentile takes off about $1,150. That is a swing of roughly 6.0% to 2.6% of the total, which is useful for judging whether a bid reflects wages or something else, such as scope or margin.
Johnson City has 81,690 jobs in total (BLS, May 2025), ranking 234th by size among the 300 metros on this site.
| Trade | Weight | 25th pct | Median | 75th pct | US median | Ratio | Level used |
|---|---|---|---|---|---|---|---|
| Roofers (47-2181) | 70% | $18.33 | $21.97 | $23.53 | $26.65 | 0.82 | state |
| Sheet metal workers (47-2211) | 20% | $21.74 | $28.45 | $35.40 | $29.71 | 0.96 | state |
| Construction laborers (47-2061) | 10% | $17.74 | $19.79 | $22.37 | $22.66 | 0.87 | metro |
| Blended | 100% | 0.86 | |||||
Why two Johnson City quotes can differ
Other metals
Tin runs $600-$1,800 per roofing square (100 sq ft) installed and aluminum $700-$1,700 per square (HomeGuide).
Panel type
Corrugated sheet metal is $5-$12 per sq ft installed; standing seam is $9-$16 (HomeGuide).
Metal and gauge
Galvalume and galvanized steel are budget-friendly; copper and zinc are the top of the range.
Pick a size, pick a tier: metal roof pricing in Johnson City
The cited range is split into basic, standard and premium bands, then scaled to Johnson City. Bands overlap, because plenty of standard jobs cost as much as a light premium one. Sizes run from small (1,200 sq ft of roof) to large (2,800 sq ft of roof).
Basic
$8,900 to $17,200
Corrugated or exposed-fastener steel panels
Standard
$15,100 to $23,300
Standing seam steel
Premium
$21,300 to $29,500
Aluminum or premium finish, complex roof
| Size | Basic | Standard | Premium |
|---|---|---|---|
| small (1,200 sq ft of roof) | $5,400 – $10,400 | $9,150 – $14,100 | $12,900 – $17,900 |
| average (2,000 sq ft of roof) | $8,900 – $17,200 | $15,100 – $23,300 | $21,300 – $29,500 |
| large (2,800 sq ft of roof) | $12,400 – $23,900 | $21,000 – $32,500 | $29,700 – $41,200 |
Johnson City weather and the metal roof calendar
Climate numbers on this page come from NOAA's 1991-2020 U.S. Climate Normals at the nearest suitable station, Bristol Tri City Ap (10 miles from the city center). They are 30-year averages, so any one year can run hotter, colder or wetter.
Weather is not a serious constraint for exterior installation in Johnson City: no month in the averages is cold enough (an average daytime high under 45°F) or hot enough (an average daytime high of 90°F or more) to rule it out, so the workable window is all year.
Johnson City gets about 44 inches of precipitation in a normal year, including roughly 9 inches of snow. The wettest months are March, June and July (5.0 inches in July). The station averages about 23 days a year at 90°F or above.
We do not adjust the estimate by month, because we have no reliable published data on seasonal pricing. It is still worth asking contractors whether an off-peak start date changes their bid.
| Month | Avg high °F | Avg low °F | Precip (in) | For this job |
|---|---|---|---|---|
| Jan | 47 | 26 | 3.6 | Workable |
| Feb | 51 | 29 | 3.8 | Workable |
| Mar | 59 | 35 | 4.0 | Workable |
| Apr | 69 | 43 | 3.8 | Workable |
| May | 77 | 52 | 3.8 | Workable |
| Jun | 84 | 61 | 3.9 | Workable |
| Jul | 86 | 65 | 5.0 | Workable |
| Aug | 86 | 63 | 3.8 | Workable |
| Sep | 81 | 56 | 2.8 | Workable |
| Oct | 70 | 44 | 2.5 | Workable |
| Nov | 59 | 34 | 3.1 | Workable |
| Dec | 50 | 29 | 3.8 | Workable |
Related projects, priced for Johnson City
Jobs that often go together with metal roof are priced below at their usual sizes, using the same Johnson City wage and price inputs. Compared with national midpoints, attic insulation comes out highest (−4%) and roof replacement lowest (−12%); the gap comes from the trades each job uses.
| Project | Size | Range | vs. US |
|---|---|---|---|
| Roof replacement | 2,000 sq ft of roof | $5,300 – $11,100 | −12% |
| Gutters | 160 linear ft | $1,200 – $3,900 | −7% |
| Attic insulation | 1,000 sq ft | $960 – $3,850 | −4% |
| Vinyl siding | 2,100 sq ft of wall | $7,550 – $22,600 | −10% |
Johnson City against nearby metros and the rest of Tennessee
Of the five closest metros, 3 are cheaper than Johnson City. Kingsport is the lowest at about $18,400 (midpoint, 2,000 sq ft of roof), 25 miles away.
| Area | Range | Midpoint | vs. here |
|---|---|---|---|
| Johnson City, TNthis page | $8,900 – $29,500 | $19,200 | |
| Kingsport, TN25 miles | $8,350 – $28,500 | $18,400 | −4% |
| Asheville, NC45 miles | $9,250 – $30,300 | $19,800 | +3% |
| Hickory, NC60 miles | $8,750 – $29,300 | $19,000 | −1% |
| Knoxville, TN100 miles | $9,000 – $29,700 | $19,300 | +1% |
| Spartanburg, SC105 miles | $8,650 – $29,100 | $18,900 | −2% |
| Tennessee (statewide) | $9,000 – $29,700 | $19,300 | +1% |
| United States | $10,200 – $32,500 | $21,300 | +11% |
Out of the 300 metros we cover, Johnson City ranks #212 for the cost of this job (#1 is the most expensive). Statewide, Johnson City is 1% below the Tennessee figure.
Elsewhere in Tennessee
| Metro | Size | Range | Midpoint | vs. here |
|---|---|---|---|---|
| Nashville, TN | 1,099,300 jobs | $9,350 – $30,400 | $19,900 | +3% |
| Memphis, TN | 611,670 jobs | $9,100 – $29,900 | $19,500 | +1% |
| Knoxville, TN | 424,600 jobs | $9,000 – $29,700 | $19,300 | +1% |
| Chattanooga, TN | 268,750 jobs | $8,900 – $29,500 | $19,200 | level |
| Kingsport, TN | 119,560 jobs | $8,350 – $28,500 | $18,400 | −4% |
| Clarksville, TN | 103,220 jobs | $8,550 – $28,800 | $18,700 | −3% |
Metros of a similar size
Big cities and small ones price differently, so here is Johnson City against the 4 metros with the closest total employment.
| Metro | Size | Range | Midpoint | vs. here |
|---|---|---|---|---|
| Idaho Falls, ID | 81,840 jobs | $9,650 – $31,100 | $20,400 | +6% |
| Odessa, TX | 80,910 jobs | $8,700 – $28,900 | $18,800 | −2% |
| Hilton Head, SC | 81,920 jobs | $8,850 – $29,500 | $19,200 | level |
| Greenville, NC | 80,770 jobs | $8,950 – $29,600 | $19,300 | level |
Get 3 local quotes
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Metal roof in Johnson City: your questions
+How much does it cost to install a metal roof in Johnson City?
For 2,000 sq ft of roof, expect $8,900 to $29,500 in the Johnson City area. A standard-spec job lands at $15,100 to $23,300. Small jobs usually cost more per sq ft of roof and large ones less.
+What is the price per sq ft of roof for metal roof in Johnson City?
About $4.40 to $14.50 per sq ft of roof for materials and labor, plus $130 to $440 for the permit if one is needed. The US range is $5 to $16.
+Is metal roof cheaper in Johnson City or Kingsport?
Kingsport is 25 miles away. The midpoint for 2,000 sq ft of roof there is $18,400, which is 4% less than Johnson City ($19,200). Wage and materials indexes both feed that gap.
+How much of the bill is labor in Johnson City?
About 53% at the midpoint, or $10,300 out of $19,200. Materials are 45% and permits 1%. Nationally, labor is 56%.
+What would average (2,000 sq ft of roof) cost in Johnson City?
$8,900 to $29,500. Pick a different size in the estimator above to get your own number.
+Does metal roof need a permit in Johnson City?
Often, but rules are set by your city or county building office, so call before you hire. Budget $130 to $440 for fees in the Johnson City area (our national range of $150 to $500 scaled by the local price level).
+Is Johnson City expensive for metal roof compared with the rest of Tennessee?
Johnson City is 1% below the Tennessee statewide estimate ($19,300 at the midpoint). We cover 8 metros in Tennessee; see the state page to compare them.
+What do roofers earn in Johnson City?
BLS has no published metro figure here, so we use the statewide median of $21.97 an hour, compared with $26.65 nationally. The 25th to 75th percentile range is $18.33 to $23.53.
+What do basic and premium metal roof work cost in Johnson City?
For 2,000 sq ft of roof, basic work runs $8,900 to $17,200 and premium work $21,300 to $29,500. Basic means: corrugated or exposed-fastener steel panels. Premium means: aluminum or premium finish, complex roof.
+Is there a bad season to install a metal roof in Johnson City?
Not from a temperature point of view. NOAA's 1991-2020 normals show no month with a freezing-level overnight low or a 90°F-plus average high, so timing is mostly about contractor availability and rain.
Metal roof near Johnson City
Where these numbers come from
Base prices are national ranges from the sources below. We scale labor by local BLS wages, materials by BEA goods prices and permits by the BEA all-items price level. Full method on the methodology page.
- HomeGuide: How Much Does a Metal Roof Cost? (2026) (accessed November 4, 2026)
- HomeGuide: 2026 Building Permit Costs | Fees & Cost Calculator (accessed November 4, 2026)
- BLS Occupational Employment and Wage Statistics, May 2025
- BEA Regional Price Parities, 2024
- NOAA NCEI U.S. Climate Normals, 1991-2020
Note on derived figures: Materials = installed range minus HomeGuide's $4-$8/sq ft labor range for metal roofs.