Roof replacement cost in 2026: Real price ranges by material and region
Last updated
Short answer: Most full roof replacements cost about $4 to $11 per square foot, and Angi's average project is about $9,610.[1] A large 3,000 sq ft architectural-shingle tear-off runs about $31,871 nationally, and standing-seam metal about $51,865.[2] Your price depends on roof size, pitch, material, how many layers come off, and local labor costs.
Most homeowners we hear from want one number. The honest answer is a range, because the price of a new roof depends on its size, pitch, the material, how many layers come off, and where you live. Here is what the published data says, and how our free estimator uses it.
How much does a new roof cost nationally?
- Angi puts typical roof replacement at $4 to $11 per square foot, with an average project of about $9,610 (most fall between $5,903 and $13,378).[1]
- The 2025 Cost vs Value report prices a full tear-off and re-roof of a 3,000 sq ft roof with architectural asphalt shingles at $31,871 nationally, about $10.62 per square foot, and the same job in standing-seam metal at $51,865.[2]
- Insurance-estimating data (Xactware, via Thumbtack) shows installed asphalt shingles at roughly $4.85 to $5.73 per square foot and metal at $7.83 to $8.83.[3]
Those sources measure different things. Angi reports what its users paid, which skews toward smaller homes. Cost vs Value describes a large, fully specified job. Our estimator uses the Xactware-style figure as the low end and the Cost vs Value figure as the high end for asphalt.
How much does each roofing material cost per square foot?
| Material | Typical range |
|---|---|
| Architectural asphalt shingles | $4.85 to $10.62[3][2] |
| Standing-seam metal | $10 to $16 (Angi); up to $17.29 per Cost vs Value[4][2] |
| Concrete tile | $9 to $18; clay can reach $25[5] |
| Flat / low slope (TPO) | $4 to $14[6] |
Why does your region change the price?
Cost vs Value breaks the same asphalt job down by census region. In 2025 it ran $25,939 in the East South Central states (including Tennessee), $27,116 in the West South Central states (including Texas), $28,475 in the Mountain states (Arizona and Colorado), $29,253 in the East North Central states (Illinois, Wisconsin, Ohio), $30,693 in the West North Central states (Kansas, Minnesota, Missouri), and $32,253 in the South Atlantic states (Florida, Georgia, North Carolina).[7][8][9][10][11][12] Our estimator scales every price by your region's ratio to the national figure.
How do pitch and height affect the cost?
A steeper roof has more surface area than its footprint. A 6/12 roof has about 12% more area than a flat one, and a 12/12 roof about 41% more. On top of the extra area, roofs of 8/12 and steeper typically add 15 to 30% to the total because crews need extra safety gear and move more slowly.[13]
What other costs should you expect?
Permits run roughly $100 to $1,400 depending on the city, and very steep roofs can add $1,000 to $3,000.[1] Rotted decking, extra layers of old shingles, skylights, and chimney flashing are usually found during the inspection. That is why every estimate here is a range and not a quote.
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Roof replacement cost by city
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Colorado
Georgia
Idaho
Illinois
Indiana
Missouri
Nevada
New Mexico
Ohio
South Carolina
Utah
Wyoming
Frequently asked questions
How much does a new roof cost for a 1,500 sq ft house?
With architectural shingles, a one-story 1,500 sq ft home has roughly 1,800 to 1,900 sq ft of roof area at a standard pitch. Using published ranges of about $4.85 to $10.62 per sq ft, that works out to roughly $9,000 to $20,000 before regional adjustment. Use the free estimator for your ZIP code.
What is a roofing "square"?
A square is 100 square feet of roof surface. A roof measured at 25 squares has about 2,500 sq ft of surface.
Is the online estimate a quote?
No. It is an estimate range based on published cost data. A contractor must inspect the roof before giving a firm price. The inspection is free, and you are under no obligation.
Sources
- Angi, How Much Does Roof Replacement Cost? (updated Oct 2026). www.angi.com/articles/how-much-does-roof-replacement-cost.htm
- Zonda / JLC, Cost vs Value Report 2025 (national). www.jlconline.com/cost-vs-value/2025/
- Home Repair Report, roofing price index (Thumbtack / Xactware data). homerepairreport.com/index/
- Angi, Standing Seam Metal Roof Cost. www.angi.com/articles/how-much-does-it-cost-install-standing-seam-metal-roof.htm
- Angi, How Much Does a Tile Roof Cost?. www.angi.com/articles/how-much-does-tile-roof-cost.htm
- Angi, TPO Roofing Cost. www.angi.com/articles/tpo-roofing-cost.htm
- Cost vs Value 2025, East South Central region. www.jlconline.com/cost-vs-value/2025/east-south-central/
- Cost vs Value 2025, West South Central region. www.jlconline.com/cost-vs-value/2025/west-south-central/
- Cost vs Value 2025, Mountain region. www.jlconline.com/cost-vs-value/2025/mountain/
- Cost vs Value 2025, East North Central region. www.jlconline.com/cost-vs-value/2025/east-north-central/
- Cost vs Value 2025, West North Central region. www.jlconline.com/cost-vs-value/2025/west-north-central/
- Cost vs Value 2025, South Atlantic region. www.jlconline.com/cost-vs-value/2025/south-atlantic/
- RoofVista, Roof pitch and cost. roofvista.com/resources/guides/roof-pitch-and-cost
Sources checked November 4, 2026. Estimates are not quotes. Roofing, insurance, and legal details vary. Confirm with your contractor, insurer, or attorney.