Roof replacement cost in Virginia Beach, VA
Local estimate from BLS wage data and BEA price levels. Reviewed Nov 4, 2026.
- Typical range (2,000 sq ft of roof)
- $5,300 – $11,200
- Per sq ft of roof
- $2.60 – $5.35
- before permit
- Versus US midpoint
- −11%
- US $9,300
- Rank of 300 metros
- #236
- 1 = most expensive
A new roof in Virginia Beach, VA usually costs $5,300 to $11,200 for 2,000 sq ft of roof. That works out to about $2.60 to $5.35 per sq ft of roof before permits. Compared with the national midpoint that is $1,050 less. Roofers earn a median of $22.34 an hour in the Virginia Beach area, 16% below the US median of $26.65.
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Estimated cost for 2,000 sq ft of roof in Virginia Beach, VA, standard level
$7,100 to $9,400
About $3.45 to $4.50 per sq ft of roof before permits. Labor is about 58% of the bill.
| Part | Low | High |
|---|---|---|
| Materials | $2,550 | $3,850 |
| Labor | $4,350 | $5,200 |
| Permits and fees | $220 | $370 |
| Total | $7,100 | $9,400 |
Cost breakdown for 2,000 sq ft of roof in Virginia Beach, VA
| Part of the job | Low | Midpoint | High | Share |
|---|---|---|---|---|
| Materials | $1,550 | $3,200 | $4,850 | 39% |
| Labor | $3,650 | $4,750 | $5,850 | 58% |
| Permits and fees | $100 | $290 | $490 | 4% |
| Total | $5,300 | $8,250 | $11,200 | 100% |
Why Virginia Beach prices look the way they do
Labor is 58% of the midpoint bill here, against 61% nationally. The mix of trades behind this job is roofers (85%), construction laborers (15%). We weight each trade's local median wage by that share and compare it with the national median. In Virginia Beach the blended ratio comes out at 0.84.
Materials are scaled with BEA's regional price parity for goods. Virginia Beach is at 96.8 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 97.9: $100 to $490.
Roof replacement: what moves the price in Virginia Beach
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.
Virginia Beach weather and the roof replacement calendar
Climate numbers on this page come from NOAA's 1991-2020 U.S. Climate Normals at the nearest suitable station, Oceana Nas (5 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 Virginia Beach: 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.
Virginia Beach gets about 47 inches of precipitation in a normal year, including roughly 3 inches of snow. The wettest months are July, August and September (5.8 inches in July). The station averages about 32 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 | 50 | 32 | 3.2 | Workable |
| Feb | 53 | 33 | 2.8 | Workable |
| Mar | 59 | 39 | 3.6 | Workable |
| Apr | 69 | 48 | 3.4 | Workable |
| May | 76 | 56 | 3.6 | Workable |
| Jun | 83 | 66 | 4.2 | Workable |
| Jul | 87 | 70 | 5.8 | Workable |
| Aug | 85 | 69 | 5.1 | Workable |
| Sep | 80 | 64 | 4.5 | Workable |
| Oct | 71 | 53 | 4.2 | Workable |
| Nov | 61 | 42 | 3.1 | Workable |
| Dec | 54 | 35 | 3.3 | Workable |
What local crews earn in Virginia Beach
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 Virginia Beach the blend is 0.84.
Roofers (47-2181), 85% of the weighting: a median of $22.34 an hour, 16% below the US median of $26.65. The middle half of them earn between $18.92 and $23.32 an hour. About 350 work in the metro. That is 4.6 per 10,000 jobs, compared with 8.7 nationally, so expect fewer local crews to bid.
For construction laborers (47-2061, weighted 15%) the local median is $18.51 an hour, which is 18% below the national $22.66. The middle half of them earn between $17.29 and $21.90 an hour. BLS counts 5,660 of them working in the area, 74.2 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 $180 to the midpoint estimate; the 25th percentile takes off about $620. That is a swing of roughly 7.5% to 2.2% of the total, which is useful for judging whether a bid reflects wages or something else, such as scope or margin.
Virginia Beach-Chesapeake-Norfolk has 763,060 jobs in total (BLS, May 2025), ranking 40th 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% | $18.92 | $22.34 | $23.32 | $26.65 | 0.84 | metro |
| Construction laborers (47-2061) | 15% | $17.29 | $18.51 | $21.90 | $22.66 | 0.82 | metro |
| Blended | 100% | 0.84 | |||||
Pick a size, pick a tier: roof replacement pricing in Virginia Beach
The cited range is split into basic, standard and premium bands, then scaled to Virginia Beach. 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
$5,300 to $7,650
3-tab shingles, single layer, simple roof
Standard
$7,100 to $9,400
Architectural shingles, standard pitch and tear-off
Premium
$8,850 to $11,200
Heavy architectural, steep or cut-up roof, decking repairs
| Size | Basic | Standard | Premium |
|---|---|---|---|
| small (1,200 sq ft of roof) | $3,250 – $4,700 | $4,350 – $5,800 | $5,450 – $6,900 |
| average (2,000 sq ft of roof) | $5,300 – $7,650 | $7,100 – $9,400 | $8,850 – $11,200 |
| large (2,800 sq ft of roof) | $7,400 – $10,600 | $9,800 – $13,000 | $12,200 – $15,400 |
| very large (3,600 sq ft of roof) | $9,500 – $13,600 | $12,600 – $16,700 | $15,600 – $19,700 |
Planning more than one job in Virginia Beach?
Jobs that often go together with roof are priced below at their usual sizes, using the same Virginia Beach wage and price inputs. Compared with national midpoints, gutters comes out highest (−5%) and vinyl siding lowest (−9%); the gap comes from the trades each job uses.
| Project | Size | Range | vs. US |
|---|---|---|---|
| Metal roof | 2,000 sq ft of roof | $9,050 – $30,000 | −9% |
| Gutters | 160 linear ft | $1,200 – $4,000 | −5% |
| Vinyl siding | 2,100 sq ft of wall | $7,650 – $23,000 | −9% |
| Attic insulation | 1,000 sq ft | $920 – $3,750 | −7% |
Virginia Beach against nearby metros and the rest of Virginia
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 $8,250 to $9,650 across Virginia Beach and its five closest metros.
| Area | Range | Midpoint | vs. here |
|---|---|---|---|
| Virginia Beach, VAthis page | $5,300 – $11,200 | $8,250 | |
| Richmond, VA70 miles | $5,500 – $11,400 | $8,450 | +3% |
| Greenville, NC100 miles | $5,450 – $11,400 | $8,400 | +2% |
| Lexington Park, MD100 miles | $6,400 – $13,000 | $9,650 | +17% |
| Raleigh, NC135 miles | $5,700 – $11,800 | $8,750 | +6% |
| Charlottesville, VA145 miles | $5,550 – $11,500 | $8,550 | +4% |
| Virginia (statewide) | $5,600 – $11,700 | $8,650 | +5% |
| United States | $6,100 – $12,500 | $9,300 | +13% |
Out of the 300 metros we cover, Virginia Beach ranks #236 for the cost of this job (#1 is the most expensive). Statewide, Virginia Beach is 5% below the Virginia figure.
Elsewhere in Virginia
| Metro | Size | Range | Midpoint | vs. here |
|---|---|---|---|---|
| Richmond, VA | 660,350 jobs | $5,500 – $11,400 | $8,450 | +3% |
| Roanoke, VA | 153,980 jobs | $5,300 – $11,100 | $8,200 | level |
| Charlottesville, VA | 114,780 jobs | $5,550 – $11,500 | $8,550 | +4% |
| Lynchburg, VA | 97,190 jobs | $5,300 – $11,100 | $8,200 | −1% |
| Blacksburg, VA | 74,070 jobs | $5,500 – $11,400 | $8,450 | +3% |
| Winchester, VA | 67,740 jobs | $5,300 – $11,200 | $8,250 | level |
Metros of a similar size
Big cities and small ones price differently, so here is Virginia Beach against the 4 metros with the closest total employment.
| Metro | Size | Range | Midpoint | vs. here |
|---|---|---|---|---|
| Jacksonville, FL | 765,930 jobs | $5,450 – $11,400 | $8,400 | +2% |
| Raleigh, NC | 743,120 jobs | $5,700 – $11,800 | $8,750 | +6% |
| Milwaukee, WI | 820,780 jobs | $6,450 – $12,900 | $9,700 | +17% |
| Providence, RI | 714,120 jobs | $6,650 – $13,300 | $9,950 | +21% |
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Roof replacement in Virginia Beach: your questions
+How much does it cost to replace a roof in Virginia Beach?
For 2,000 sq ft of roof, expect $5,300 to $11,200 in the Virginia Beach area. A standard-spec job lands at $7,100 to $9,400. 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 Virginia Beach?
About $2.60 to $5.35 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 Virginia Beach or Richmond?
Richmond is 70 miles away. The midpoint for 2,000 sq ft of roof there is $8,450, which is 3% more than Virginia Beach ($8,250). Wage and materials indexes both feed that gap.
+How much of the bill is labor in Virginia Beach?
About 58% at the midpoint, or $4,750 out of $8,250. Materials are 39% and permits 4%. Nationally, labor is 61%.
+What would large (2,800 sq ft of roof) cost in Virginia Beach?
$7,400 to $15,400. Pick a different size in the estimator above to get your own number.
+Does roof need a permit in Virginia Beach?
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 Virginia Beach area (our national range of $100 to $500 scaled by the local price level).
+Is Virginia Beach expensive for roof compared with the rest of Virginia?
Virginia Beach is 5% below the Virginia statewide estimate ($8,650 at the midpoint). We cover 8 metros in Virginia; see the state page to compare them.
+What do roofers earn in Virginia Beach?
The BLS median is $22.34 an hour in the Virginia Beach area, compared with $26.65 nationally. The 25th to 75th percentile range is $18.92 to $23.32.
+What do basic and premium roof work cost in Virginia Beach?
For 2,000 sq ft of roof, basic work runs $5,300 to $7,650 and premium work $8,850 to $11,200. 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 Virginia Beach?
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 Virginia Beach
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.