Roof replacement 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)
- $5,300 – $11,100
- Per sq ft of roof
- $2.60 – $5.30
- before permit
- Versus US midpoint
- −12%
- US $9,300
- Rank of 300 metros
- #257
- 1 = most expensive
Johnson City homeowners pay roughly $5,300 to $11,100 to replace a roof at 2,000 sq ft of roof, or $2.60 to $5.30 per sq ft of roof (permit not included). Against the US midpoint, Johnson City is 12% lower. 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
$7,000 to $9,350
About $3.40 to $4.50 per sq ft of roof before permits. Labor is about 58% of the bill.
| Part | Low | High |
|---|---|---|
| Materials | $2,500 | $3,850 |
| Labor | $4,300 | $5,150 |
| Permits and fees | $190 | $330 |
| Total | $7,000 | $9,350 |
Cost breakdown for 2,000 sq ft of roof in Johnson City, TN
| Part of the job | Low | Midpoint | High | Share |
|---|---|---|---|---|
| Materials | $1,550 | $3,200 | $4,800 | 39% |
| Labor | $3,650 | $4,750 | $5,800 | 58% |
| Permits and fees | $90 | $260 | $440 | 3% |
| Total | $5,300 | $8,200 | $11,100 | 100% |
What is behind the Johnson City number
The wage side of the estimate leans on roofers, who do 85% of the hours on a typical job. Their local median is $21.97 an hour. Add the other trades involved and the blended wage index for Johnson City is 0.83 (US = 1.00), which puts labor at 58% of the total. BLS does not publish this trade for the metro, so we used the Tennessee statewide median.
On the materials line, the BEA goods price index for the Johnson City metro is 96.2 (US = 100). The midpoint materials bill for 2,000 sq ft of roof comes to $3,200, compared with $3,300 at national prices. Permit and inspection fees are scaled by the broader index (87.9) and land at $90 to $440.
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 Johnson City. The wage table below marks each row.
What nearby projects cost in Johnson City
Because every project leans on different trades, Johnson City's wage level does not move all prices equally. Against the US midpoint, attic insulation runs −4% and vinyl siding −10%.
| Project | Size | Range | vs. US |
|---|---|---|---|
| Metal roof | 2,000 sq ft of roof | $8,900 – $29,500 | −10% |
| Gutters | 160 linear ft | $1,200 – $3,900 | −7% |
| Vinyl siding | 2,100 sq ft of wall | $7,550 – $22,600 | −10% |
| Attic insulation | 1,000 sq ft | $960 – $3,850 | −4% |
Specs and site conditions that change a Johnson City bid
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.
Pick a size, pick a tier: roof replacement pricing in Johnson City
Three bands are cut from the same cited range and localized for Johnson City wages and prices. They overlap on purpose: a good standard job and a modest premium job can cost the same. The grid below prices the same bands at 4 common sizes.
Basic
$5,300 to $7,600
3-tab shingles, single layer, simple roof
Standard
$7,000 to $9,350
Architectural shingles, standard pitch and tear-off
Premium
$8,750 to $11,100
Heavy architectural, steep or cut-up roof, decking repairs
| Size | Basic | Standard | Premium |
|---|---|---|---|
| small (1,200 sq ft of roof) | $3,200 – $4,650 | $4,300 – $5,750 | $5,400 – $6,800 |
| average (2,000 sq ft of roof) | $5,300 – $7,600 | $7,000 – $9,350 | $8,750 – $11,100 |
| large (2,800 sq ft of roof) | $7,350 – $10,600 | $9,750 – $12,900 | $12,100 – $15,300 |
| very large (3,600 sq ft of roof) | $9,450 – $13,500 | $12,500 – $16,500 | $15,500 – $19,600 |
How Johnson City compares
Contractors rarely work more than an hour or two from home, so the neighboring metros set a rough ceiling and floor for your quotes. Midpoints for 2,000 sq ft of roof range from $7,750 to $8,700 across Johnson City and its five closest metros.
| Area | Range | Midpoint | vs. here |
|---|---|---|---|
| Johnson City, TNthis page | $5,300 – $11,100 | $8,200 | |
| Kingsport, TN25 miles | $4,950 – $10,500 | $7,750 | −6% |
| Asheville, NC45 miles | $5,650 – $11,700 | $8,700 | +6% |
| Hickory, NC60 miles | $5,400 – $11,300 | $8,350 | +2% |
| Knoxville, TN100 miles | $5,300 – $11,100 | $8,250 | +1% |
| Spartanburg, SC105 miles | $5,150 – $10,800 | $8,000 | −2% |
| Tennessee (statewide) | $5,350 – $11,200 | $8,250 | +1% |
| United States | $6,100 – $12,500 | $9,300 | +14% |
Across 300 US metros, Johnson City comes in at #257 from the top. The priciest is Worcester, MA at $13,800; the cheapest is El Paso, TX at $7,200 (midpoints, 2,000 sq ft of roof). Statewide, Johnson City is 1% below the Tennessee figure.
Other Tennessee metros
| Metro | Size | Range | Midpoint | vs. here |
|---|---|---|---|---|
| Nashville, TN | 1,099,300 jobs | $5,550 – $11,500 | $8,500 | +4% |
| Memphis, TN | 611,670 jobs | $5,400 – $11,300 | $8,350 | +2% |
| Knoxville, TN | 424,600 jobs | $5,300 – $11,100 | $8,250 | +1% |
| Chattanooga, TN | 268,750 jobs | $5,300 – $11,100 | $8,200 | level |
| Kingsport, TN | 119,560 jobs | $4,950 – $10,500 | $7,750 | −6% |
| Clarksville, TN | 103,220 jobs | $5,300 – $11,100 | $8,200 | level |
Cities with a workforce like Johnson City's
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 | $6,050 – $12,300 | $9,150 | +12% |
| Odessa, TX | 80,910 jobs | $5,250 – $11,000 | $8,100 | −1% |
| Hilton Head, SC | 81,920 jobs | $5,450 – $11,300 | $8,400 | +3% |
| Greenville, NC | 80,770 jobs | $5,450 – $11,400 | $8,400 | +3% |
Local wages behind the labor line
Wages are the part of this estimate that changes most from town to town. 2 trades carry the job here, and each is compared with its US median. The weighted result for Johnson City is 0.83 times the national level.
Roofers (47-2181) carry 85% 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.
Construction laborers (47-2061), 15% of the weighting: a median of $19.79 an hour, 13% below the US median of $22.66. The middle half of them earn between $17.74 and $22.37 an hour. About 580 work in the metro. That is 71.0 per 10,000 jobs, compared with 70.5 nationally, so the supply of crews looks typical.
Quotes come from real crews, not medians. If the roofers on your job are paid at the 75th percentile ($23.53 an hour) instead of the median, the labor line grows by about $280. At the 25th percentile ($18.33) it shrinks by about $660. The total moves by 3.5% or 8.1%, so wages alone rarely explain a quote that is far outside our range.
For context on the local economy, BLS counts 81,690 jobs in the Johnson City area. That makes it the 234th largest of the 300 metros we cover, with 0.05% of US employment.
| Trade | Weight | 25th pct | Median | 75th pct | US median | Ratio | Level used |
|---|---|---|---|---|---|---|---|
| Roofers (47-2181) | 85% | $18.33 | $21.97 | $23.53 | $26.65 | 0.82 | state |
| Construction laborers (47-2061) | 15% | $17.74 | $19.79 | $22.37 | $22.66 | 0.87 | metro |
| Blended | 100% | 0.83 | |||||
When to schedule roof in Johnson City
We use NOAA's 1991-2020 climate normals for Bristol Tri City Ap (10 miles from the city center). These are 30-year monthly averages, not forecasts.
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.
Does the season change the price? Probably, but we do not have a sourced seasonal price curve, so the estimator shows a year-round figure and does not adjust by month. When you collect quotes, ask whether scheduling in a slower month gets a better rate.
| 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 |
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Roof replacement in Johnson City: your questions
+How much does it cost to replace a roof in Johnson City?
For 2,000 sq ft of roof, expect $5,300 to $11,100 in the Johnson City area. A standard-spec job lands at $7,000 to $9,350. 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 Johnson City?
About $2.60 to $5.30 per sq ft of roof for materials and labor, plus $90 to $440 for the permit if one is needed. The US range is $3 to $6.
+Is roof cheaper in Johnson City or Kingsport?
Kingsport is 25 miles away. The midpoint for 2,000 sq ft of roof there is $7,750, which is 6% less than Johnson City ($8,200). Wage and materials indexes both feed that gap.
+How much of the bill is labor in Johnson City?
About 58% at the midpoint, or $4,750 out of $8,200. Materials are 39% and permits 3%. Nationally, labor is 61%.
+What would large (2,800 sq ft of roof) cost in Johnson City?
$7,350 to $15,300. Pick a different size in the estimator above to get your own number.
+Does 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 $90 to $440 for fees in the Johnson City area (our national range of $100 to $500 scaled by the local price level).
+Is Johnson City expensive for roof compared with the rest of Tennessee?
Johnson City is 1% below the Tennessee statewide estimate ($8,250 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 roof work cost in Johnson City?
For 2,000 sq ft of roof, basic work runs $5,300 to $7,600 and premium work $8,750 to $11,100. Basic means: 3-tab shingles, single layer, simple roof. Premium means: heavy architectural, steep or cut-up roof, decking repairs.
+Is there a bad season to replace a 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.
Roof replacement 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 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.