Roof replacement cost: national prices and local ranges
Reviewed Nov 4, 2026.
- US range (2,000 sq ft of roof)
- $6,100 – $12,500
- Per sq ft of roof
- $3 – $6
- materials and labor
- Cheapest metro
- $7,200
- El Paso, TX
- Priciest metro
- $13,800
- Worcester, MA
A new roof runs $6,100 to $12,500 nationally for 2,000 sq ft of roof, or $3 to $6 per sq ft of roof for materials and labor. Where you live moves that number a lot: across 300 metros the midpoint runs from $7,200 in El Paso, TX to $13,800 in Worcester, MA.
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Estimated cost for 2,000 sq ft of roof in the US average, standard level
$8,000 to $10,600
About $3.90 to $5.10 per sq ft of roof before permits. Labor is about 61% of the bill.
| Part | Low | High |
|---|---|---|
| Materials | $2,600 | $4,000 |
| Labor | $5,200 | $6,200 |
| Permits and fees | $220 | $380 |
| Total | $8,000 | $10,600 |
Cost breakdown for 2,000 sq ft of roof in the US
| Part of the job | Low | Midpoint | High | Share |
|---|---|---|---|---|
| Materials | $1,600 | $3,300 | $5,000 | 35% |
| Labor | $4,400 | $5,700 | $7,000 | 61% |
| Permits and fees | $100 | $300 | $500 | 3% |
| Total | $6,100 | $9,300 | $12,500 | 100% |
What basic, standard and premium mean
Basic
$6,100 to $8,650
3-tab shingles, single layer, simple roof
Standard
$8,000 to $10,600
Architectural shingles, standard pitch and tear-off
Premium
$9,950 to $12,500
Heavy architectural, steep or cut-up roof, decking repairs
Cost by size and quality level
| Size | Basic | Standard | Premium |
|---|---|---|---|
| small (1,200 sq ft of roof) | $3,700 – $5,300 | $4,900 – $6,500 | $6,100 – $7,700 |
| average (2,000 sq ft of roof) | $6,100 – $8,650 | $8,000 – $10,600 | $9,950 – $12,500 |
| large (2,800 sq ft of roof) | $8,500 – $12,000 | $11,100 – $14,700 | $13,800 – $17,300 |
| very large (3,600 sq ft of roof) | $10,900 – $15,400 | $14,300 – $18,700 | $17,600 – $22,100 |
How a roof job goes, step by step
- Inspect and measure. A contractor measures the roof area in squares (100 sq ft each) and checks the decking for rot. Replacement decking is usually priced extra.
- Tear off and prepare. Old shingles come off, damaged decking is replaced, then underlayment and flashing go down. Ice-and-water shield is required near eaves in cold regions.
- Install shingles and vents. Shingles are nailed in courses with ridge caps and vents last. Manufacturer instructions determine warranty eligibility.
- Clean up and final inspection. A magnet sweep for nails, a permit inspection where required, and a written workmanship warranty.
What changes the price of a new roof
Shingle type
3-tab asphalt is $3-$5 per sq ft installed; architectural is $4-$6 (HomeGuide). Metal, tile and slate are separate projects with much higher ranges.
Roof area, not floor area
Pitch and complexity mean roof surface is larger than the house's footprint. A 1,500 sq ft ranch can have 1,800-2,200 sq ft of roof.
Tear-off and layers
Removing a second layer or rotted decking adds cost, and the contractor can only see decking damage after tear-off.
Tear-off
Removing the old roof is $1-$5 per sq ft depending on the material and number of layers (HomeGuide). Check that your quote includes it.
Permit
Roof replacement permits run $100-$500 depending on the location.
Wages behind the national estimate
Roofers (47-2181) do the largest share of the work, about 85% of the weighting. Their national median is $26.65 an hour. Among 232 metros with a published figure, the median runs from $17.45 in El Paso, TX to $50.61 in Worcester, MA, and the middle metro sits at $24.09. That ratio between the high and low end is 2.90 to 1, and it feeds straight into the labor line of the estimate.
| Trade | Weight | 25th pct | Median | 75th pct | US median | Ratio | Level used |
|---|---|---|---|---|---|---|---|
| Roofers (47-2181) | 85% | $22.24 | $26.65 | $31.44 | $26.65 | 1.00 | US |
| Construction laborers (47-2061) | 15% | $18.57 | $22.66 | $28.72 | $22.66 | 1.00 | US |
| Blended | 100% | 1.00 | |||||
Does the season matter for roof?
Weather decides when exterior installation can happen. Using NOAA's 1991-2020 monthly normals for 300 metros, 40 have a comfortable season that lasts all year. A typical metro has 9 comfortable months. At the other end, Anchorage, AK, El Centro, CA, Yuma, AZ and Appleton, WI have the fewest (6 to 7).
Local pages show a month-by-month table for each metro. We do not change prices by month, because there is no reliable published seasonal price series.
How much the price varies by city
The national midpoint of $9,300 hides a wide spread. 41 of 300 metros come in at least 10% higher and 96 at least 10% lower; 163 land in between. The cheapest, El Paso, is at $7,200, and the dearest, Worcester, at $13,800. Half of all metros are above $8,650.
Most expensive metros for roof
| Metro | Range | Midpoint |
|---|---|---|
| Worcester, MA | $9,600 – $18,000 | $13,800 |
| Chicago, IL | $8,200 – $16,000 | $12,100 |
| Trenton, NJ | $8,250 – $15,900 | $12,100 |
| Vineland, NJ | $8,050 – $15,600 | $11,800 |
| New York, NY | $7,900 – $15,600 | $11,800 |
| San Jose, CA | $7,900 – $15,600 | $11,700 |
| San Francisco, CA | $7,900 – $15,600 | $11,700 |
| Bridgeport, CT | $8,000 – $15,400 | $11,700 |
| Minneapolis, MN | $7,700 – $15,200 | $11,400 |
| Atlantic City, NJ | $7,750 – $15,100 | $11,400 |
Least expensive metros for roof
| Metro | Range | Midpoint |
|---|---|---|
| El Paso, TX | $4,550 – $9,850 | $7,200 |
| Lubbock, TX | $4,600 – $9,900 | $7,250 |
| Corpus Christi, TX | $4,700 – $10,100 | $7,450 |
| Longview, TX | $4,800 – $10,200 | $7,500 |
| Las Cruces, NM | $4,800 – $10,300 | $7,550 |
| Joplin, MO | $4,950 – $10,500 | $7,700 |
| Kingsport, TN | $4,950 – $10,500 | $7,750 |
| Augusta, GA | $4,950 – $10,600 | $7,800 |
| Columbus, GA | $5,050 – $10,700 | $7,900 |
| Fort Smith, AR | $5,100 – $10,700 | $7,900 |
Roof replacement cost by state
| State | Range (2,000 sq ft of roof) | Midpoint |
|---|---|---|
| Alabama | $5,250 – $11,000 | $8,100 |
| Alaska | $7,100 – $14,300 | $10,700 |
| Arizona | $5,450 – $11,400 | $8,450 |
| Arkansas | $5,300 – $11,000 | $8,200 |
| California | $6,950 – $14,000 | $10,500 |
| Colorado | $5,850 – $12,100 | $8,950 |
| Connecticut | $6,650 – $13,300 | $10,000 |
| Delaware | $6,300 – $12,700 | $9,500 |
| District of Columbia | $6,700 – $13,600 | $10,100 |
| Florida | $5,500 – $11,500 | $8,500 |
| Georgia | $5,400 – $11,300 | $8,350 |
| Hawaii | $7,000 – $14,200 | $10,600 |
| Idaho | $6,200 – $12,500 | $9,350 |
| Illinois | $7,850 – $15,400 | $11,600 |
| Indiana | $6,250 – $12,600 | $9,400 |
| Iowa | $5,550 – $11,400 | $8,500 |
| Kansas | $5,400 – $11,200 | $8,300 |
| Kentucky | $5,450 – $11,300 | $8,350 |
| Louisiana | $5,400 – $11,200 | $8,300 |
| Maine | $5,700 – $11,800 | $8,700 |
| Maryland | $6,450 – $13,100 | $9,800 |
| Massachusetts | $7,500 – $14,700 | $11,100 |
| Michigan | $6,350 – $12,800 | $9,550 |
| Minnesota | $7,600 – $14,900 | $11,200 |
| Mississippi | $5,200 – $10,900 | $8,050 |
| Missouri | $5,700 – $11,700 | $8,700 |
| Montana | $6,300 – $12,700 | $9,500 |
| Nebraska | $5,400 – $11,200 | $8,300 |
| Nevada | $5,750 – $11,900 | $8,850 |
| New Hampshire | $6,400 – $13,000 | $9,700 |
| New Jersey | $7,900 – $15,500 | $11,700 |
| New Mexico | $5,200 – $11,000 | $8,100 |
| New York | $7,050 – $14,200 | $10,600 |
| North Carolina | $5,550 – $11,600 | $8,550 |
| North Dakota | $6,350 – $12,700 | $9,550 |
| Ohio | $5,700 – $11,700 | $8,700 |
| Oklahoma | $5,100 – $10,700 | $7,900 |
| Oregon | $6,500 – $13,200 | $9,850 |
| Pennsylvania | $6,150 – $12,500 | $9,350 |
| Rhode Island | $6,600 – $13,300 | $9,950 |
| South Carolina | $5,300 – $11,200 | $8,250 |
| South Dakota | $5,500 – $11,400 | $8,400 |
| Tennessee | $5,350 – $11,200 | $8,250 |
| Texas | $5,350 – $11,200 | $8,300 |
| Utah | $5,600 – $11,600 | $8,600 |
| Vermont | $6,300 – $12,800 | $9,550 |
| Virginia | $5,600 – $11,700 | $8,650 |
| Washington | $6,700 – $13,500 | $10,100 |
| West Virginia | $5,700 – $11,700 | $8,700 |
| Wisconsin | $6,400 – $12,800 | $9,600 |
| Wyoming | $5,350 – $11,200 | $8,250 |
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Roof replacement cost: your questions
+How much does it cost to replace a roof?
$6,100 to $12,500 for 2,000 sq ft of roof at national prices, including a permit of $100 to $500.
+What is the average cost per sq ft of roof?
$3 to $6 per sq ft of roof, materials and labor. The mid-range is about $4.50.
+How much does the price vary by city?
A lot. The most expensive metro we cover is 92% above the cheapest for the same 2,000 sq ft of roof job. The cheapest is El Paso, TX; the priciest is Worcester, MA.
+How much of the cost is labor?
About 61% at the national midpoint ($5,700). Materials are 35%.
+What do roofers earn on a roof replacement job?
The national BLS median is $26.65 an hour for roofers, with the middle half earning $22.24 to $31.44. Local wages are what move this estimate from town to town.
+How much more does a premium roof job cost than a basic one?
At the national level, basic runs $6,100 to $8,650 and premium $9,950 to $12,500 for 2,000 sq ft of roof. Basic means: 3-tab shingles, single layer, simple roof. Premium means: heavy architectural, steep or cut-up roof, decking repairs.
+Can roof work be done in winter?
It depends on where you are. Weather decides when exterior installation can happen. Using NOAA's 1991-2020 monthly normals for 300 metros, 40 have a comfortable season that lasts all year. A typical metro has 9 comfortable months. At the other end, Anchorage, AK, El Centro, CA, Yuma, AZ and Appleton, WI have the fewest (6 to 7).
Related projects
Largest metros: Roof replacement prices
- New York, NY$11,800 midpoint
- Los Angeles, CA$10,500 midpoint
- Chicago, IL$12,100 midpoint
- Dallas, TX$8,600 midpoint
- Houston, TX$8,350 midpoint
- Washington, DC$9,750 midpoint
- Philadelphia, PA$9,700 midpoint
- Atlanta, GA$8,650 midpoint
- Miami, FL$8,800 midpoint
- Boston, MA$10,600 midpoint
- Phoenix, AZ$8,450 midpoint
- San Francisco, CA$11,700 midpoint
- Seattle, WA$10,400 midpoint
- Minneapolis, MN$11,400 midpoint
- Detroit, MI$10,100 midpoint
- Riverside, CA$10,200 midpoint
- Denver, CO$9,400 midpoint
- San Diego, CA$10,400 midpoint
- Tampa, FL$8,350 midpoint
- Orlando, FL$8,350 midpoint
- Charlotte, NC$8,550 midpoint
- Baltimore, MD$9,450 midpoint
- St. Louis, MO$9,900 midpoint
- Austin, TX$8,300 midpoint
- Portland, OR$10,100 midpoint
- Las Vegas, NV$8,700 midpoint
- San Jose, CA$11,700 midpoint
- San Antonio, TX$7,900 midpoint
- Pittsburgh, PA$9,100 midpoint
- Columbus, OH$8,800 midpoint
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 Roof Replacement Cost? (2026) (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 = HomeGuide's asphalt shingle price of $80-$250 per roofing square (100 sq ft), i.e. $0.80-$2.50 per sq ft. The rest of the installed price covers roofer labor ($1.50-$3.00/sq ft), tear-off, disposal, underlayment and contractor overhead.