Roof replacement cost in Barnstable, MA
Local estimate from BLS wage data and BEA price levels. Reviewed Nov 4, 2026.
- Typical range (2,000 sq ft of roof)
- $7,400 – $14,500
- Per sq ft of roof
- $3.65 – $7
- before permit
- Versus US midpoint
- +18%
- US $9,300
- Rank of 300 metros
- #16
- 1 = most expensive
Local price for a new roof in the Barnstable area: $7,400 to $14,500 for 2,000 sq ft of roof. The low end is a basic job on easy ground; the high end is a premium spec with harder access. The midpoint runs 18% higher than the US figure. Roofers earn a median of $34.98 an hour in the Barnstable area, 31% above the US median of $26.65.
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Estimated cost for 2,000 sq ft of roof in Barnstable, MA, standard level
$9,550 to $12,400
About $4.65 to $6 per sq ft of roof before permits. Labor is about 68% of the bill.
| Part | Low | High |
|---|---|---|
| Materials | $2,550 | $3,850 |
| Labor | $6,750 | $8,150 |
| Permits and fees | $220 | $370 |
| Total | $9,550 | $12,400 |
Cost breakdown for 2,000 sq ft of roof in Barnstable, MA
| Part of the job | Low | Midpoint | High | Share |
|---|---|---|---|---|
| Materials | $1,550 | $3,200 | $4,850 | 29% |
| Labor | $5,750 | $7,450 | $9,150 | 68% |
| Permits and fees | $100 | $300 | $490 | 3% |
| Total | $7,400 | $10,900 | $14,500 | 100% |
What is behind the Barnstable number
We price the labor side from BLS wage data for 2 trades: roofers at 85%, construction laborers at 15%. Weighted together, Barnstable wages are 1.31 times the national level. Labor makes up about 68% of the midpoint estimate (61% at national prices). BLS does not publish this trade for the metro, so we used the Massachusetts statewide median.
Materials are scaled with BEA's regional price parity for goods. Barnstable is at 97.0 against 100 for the US, so a materials line of $3,300 nationally becomes $3,200 here (midpoint, 2,000 sq ft of roof). Permits follow the all-items index of 98.4: $100 to $490.
Data note: 85% of the labor weighting for this project uses a statewide median because BLS has no published metro figure for that trade in Barnstable. The wage table below marks each row.
Specs and site conditions that change a Barnstable bid
Permit
Roof replacement permits run $100-$500 depending on the location.
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.
Pick a size, pick a tier: roof replacement pricing in Barnstable
The cited range is split into basic, standard and premium bands, then scaled to Barnstable. 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 very large (3,600 sq ft of roof).
Basic
$7,400 to $10,200
3-tab shingles, single layer, simple roof
Standard
$9,550 to $12,400
Architectural shingles, standard pitch and tear-off
Premium
$11,700 to $14,500
Heavy architectural, steep or cut-up roof, decking repairs
| Size | Basic | Standard | Premium |
|---|---|---|---|
| small (1,200 sq ft of roof) | $4,500 – $6,250 | $5,800 – $7,550 | $7,150 – $8,900 |
| average (2,000 sq ft of roof) | $7,400 – $10,200 | $9,550 – $12,400 | $11,700 – $14,500 |
| large (2,800 sq ft of roof) | $10,300 – $14,200 | $13,300 – $17,200 | $16,200 – $20,100 |
| very large (3,600 sq ft of roof) | $13,200 – $18,200 | $17,000 – $22,000 | $20,700 – $25,700 |
The best months for roof in Barnstable
Climate numbers on this page come from NOAA's 1991-2020 U.S. Climate Normals at the nearest suitable station, Hyannis Barnstable Muni Ap (5 miles from the city center). They are 30-year averages, so any one year can run hotter, colder or wetter.
For exterior installation, the comfortable months in Barnstable are March through December: 10 of 12. Outside them, January and February have an average daytime high under 45°F.
In January and February the average high stays below 45°F. Sealants, adhesives and some materials, such as vinyl, are harder to install well in the cold, and short daylight cuts the working day.
Barnstable gets about 45 inches of precipitation in a normal year. The wettest months are March, October and December (4.7 inches in December). Inside the workable window, June and July are the driest, at 3.1 and 2.7 inches. The station averages about 2 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 | 40 | 24 | 3.9 | Cold |
| Feb | 41 | 25 | 3.2 | Cold |
| Mar | 46 | 30 | 4.3 | Workable |
| Apr | 55 | 39 | 3.9 | Workable |
| May | 65 | 48 | 3.4 | Workable |
| Jun | 74 | 58 | 3.1 | Workable |
| Jul | 81 | 65 | 2.7 | Workable |
| Aug | 80 | 63 | 3.3 | Workable |
| Sep | 73 | 56 | 3.9 | Workable |
| Oct | 63 | 46 | 4.3 | Workable |
| Nov | 54 | 37 | 4.1 | Workable |
| Dec | 45 | 29 | 4.7 | Workable |
How Barnstable compares
Of the five closest metros, 4 are cheaper than Barnstable. Manchester is the lowest at about $9,450 (midpoint, 2,000 sq ft of roof), 115 miles away.
| Area | Range | Midpoint | vs. here |
|---|---|---|---|
| Barnstable, MAthis page | $7,400 – $14,500 | $10,900 | |
| Providence, RI60 miles | $6,650 – $13,300 | $9,950 | −9% |
| Boston, MA70 miles | $7,050 – $14,100 | $10,600 | −3% |
| Worcester, MA100 miles | $9,600 – $18,000 | $13,800 | +26% |
| Norwich, CT100 miles | $6,550 – $13,200 | $9,900 | −10% |
| Manchester, NH115 miles | $6,200 – $12,700 | $9,450 | −14% |
| Massachusetts (statewide) | $7,500 – $14,700 | $11,100 | +1% |
| United States | $6,100 – $12,500 | $9,300 | −15% |
Out of the 300 metros we cover, Barnstable ranks #16 for the cost of this job (#1 is the most expensive). Statewide, Barnstable is 1% below the Massachusetts figure.
Elsewhere in Massachusetts
| Metro | Size | Range | Midpoint | vs. here |
|---|---|---|---|---|
| Boston, MA | 2,703,890 jobs | $7,050 – $14,100 | $10,600 | −3% |
| Worcester, MA | 349,880 jobs | $9,600 – $18,000 | $13,800 | +26% |
| Springfield, MA | 201,240 jobs | $7,650 – $14,900 | $11,300 | +3% |
| Amherst, MA | 65,670 jobs | $7,400 – $14,500 | $10,900 | level |
| Pittsfield, MA | 56,810 jobs | $6,150 – $12,500 | $9,350 | −15% |
Metros of a similar size
Big cities and small ones price differently, so here is Barnstable against the 4 metros with the closest total employment.
| Metro | Size | Range | Midpoint | vs. here |
|---|---|---|---|---|
| Macon, GA | 95,030 jobs | $5,300 – $11,100 | $8,200 | −25% |
| Billings, MT | 93,800 jobs | $5,850 – $11,900 | $8,900 | −19% |
| Fort Smith, AR | 95,560 jobs | $5,100 – $10,700 | $7,900 | −28% |
| Iowa City, IA | 93,760 jobs | $5,550 – $11,400 | $8,500 | −22% |
Who does the work: Barnstable trade wages
The labor line is built from BLS wage data, one trade at a time. This job draws on 2 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 Barnstable the blend is 1.31.
Roofers (47-2181) carry 85% of the labor weighting. BLS does not publish this trade for the Barnstable metro, so we used the Massachusetts statewide median: $34.98 an hour against $26.65 for the US. The middle half of them earn between $28.78 and $39.95 an hour.
For construction laborers (47-2061, weighted 15%) the local median is $28.87 an hour, which is 27% above the national $22.66. The middle half of them earn between $23.38 and $34.67 an hour. BLS counts 750 of them working in the area, 79.7 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 $900 to the midpoint estimate; the 25th percentile takes off about $1,150. That is a swing of roughly 10.3% to 8.3% of the total, which is useful for judging whether a bid reflects wages or something else, such as scope or margin.
Barnstable Town has 94,110 jobs in total (BLS, May 2025), ranking 212th by size among the 300 metros on this site.
| Trade | Weight | 25th pct | Median | 75th pct | US median | Ratio | Level used |
|---|---|---|---|---|---|---|---|
| Roofers (47-2181) | 85% | $28.78 | $34.98 | $39.95 | $26.65 | 1.31 | state |
| Construction laborers (47-2061) | 15% | $23.38 | $28.87 | $34.67 | $22.66 | 1.27 | metro |
| Blended | 100% | 1.31 | |||||
What nearby projects cost in Barnstable
Jobs that often go together with roof are priced below at their usual sizes, using the same Barnstable wage and price inputs. Compared with national midpoints, metal roof comes out highest (+16%) and attic insulation lowest (level); the gap comes from the trades each job uses.
| Project | Size | Range | vs. US |
|---|---|---|---|
| Metal roof | 2,000 sq ft of roof | $12,600 – $37,000 | +16% |
| Gutters | 160 linear ft | $1,450 – $4,550 | +10% |
| Vinyl siding | 2,100 sq ft of wall | $9,150 – $27,500 | +9% |
| Attic insulation | 1,000 sq ft | $1,000 – $4,000 | level |
Get 3 local quotes
Tell us about the job and we will try to connect you with up to three local contractors for written quotes. It is free and you are under no obligation to hire. Your estimate of $9,550 to $12,400 for Barnstable, MA is attached.
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Multi-page report for Barnstable, MA: low, typical and high cost, a line-item breakdown of materials and labor by trade, permit notes, the best months to schedule, a quote comparison sheet, red flags, questions for contractors, checklists and every source. Save your estimate above, preview page 1 free, and unlock the full report for $9 one-time, or get every report with CostLocal Pro.
Roof replacement in Barnstable: your questions
+How much does it cost to replace a roof in Barnstable?
For 2,000 sq ft of roof, expect $7,400 to $14,500 in the Barnstable area. A standard-spec job lands at $9,550 to $12,400. Small jobs usually cost more per sq ft of roof and large ones less.
+What is the price per sq ft of roof for roof in Barnstable?
About $3.65 to $7 per sq ft of roof for materials and labor, plus $100 to $490 for the permit if one is needed. The US range is $3 to $6.
+Is roof cheaper in Barnstable or Providence?
Providence is 60 miles away. The midpoint for 2,000 sq ft of roof there is $9,950, which is 9% less than Barnstable ($10,900). Wage and materials indexes both feed that gap.
+How much of the bill is labor in Barnstable?
About 68% at the midpoint, or $7,450 out of $10,900. Materials are 29% and permits 3%. Nationally, labor is 61%.
+What would large (2,800 sq ft of roof) cost in Barnstable?
$10,300 to $20,100. Pick a different size in the estimator above to get your own number.
+Does roof need a permit in Barnstable?
Often, but rules are set by your city or county building office, so call before you hire. Budget $100 to $490 for fees in the Barnstable area (our national range of $100 to $500 scaled by the local price level).
+Is Barnstable expensive for roof compared with the rest of Massachusetts?
Barnstable is 1% below the Massachusetts statewide estimate ($11,100 at the midpoint). We cover 6 metros in Massachusetts; see the state page to compare them.
+What do roofers earn in Barnstable?
BLS has no published metro figure here, so we use the statewide median of $34.98 an hour, compared with $26.65 nationally. The 25th to 75th percentile range is $28.78 to $39.95.
+What do basic and premium roof work cost in Barnstable?
For 2,000 sq ft of roof, basic work runs $7,400 to $10,200 and premium work $11,700 to $14,500. Basic means: 3-tab shingles, single layer, simple roof. Premium means: heavy architectural, steep or cut-up roof, decking repairs.
+When is the best time to replace a roof in Barnstable?
Based on NOAA 1991-2020 normals, the comfortable months for this kind of work are March through December. June and July are typically the driest of those months. Local contractors' schedules matter as much as the weather, so book early for the busy months.
Roof replacement near Barnstable
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.