Cost guide · 2026 Q3 data
How much does a new roof cost in 2026?
How much does a new roof cost?
A new architectural shingle roof costs $12,678 to $23,336 on a 2,000 sq ft single-story home (6/12 pitch, one layer torn off, permit and dumpster included), typical $17,967, at US-average labor. That is $4.00 to $6.00 per square foot of roof for the shingles and installation, before tear-off and fees.
Size, material and where you live move it most. Standing seam metal is about 2.0 times the shingle price; the same shingle roof runs about $16,200 in Mississippi and $20,650 in Illinois.
New roof cost by house size
Roofers price by the square: 100 sq ft of roof surface. The table converts a single-story footprint into squares at a medium 6/12 pitch with 10% waste, then prices architectural shingles at US-average labor, including one layer of tear-off, a permit and a dumpster.
| Home footprint | Squares | Low | Typical | High |
|---|---|---|---|---|
| 1,000 sq ft | 12.3 | $6,529 | $9,359 | $12,268 |
| 1,500 sq ft | 18.4 | $9,604 | $13,663 | $17,802 |
| 2,000 sq ft | 24.6 | $12,678 | $17,967 | $23,336 |
| 2,500 sq ft | 30.8 | $15,753 | $22,272 | $28,871 |
| 3,000 sq ft | 36.9 | $18,827 | $26,576 | $34,405 |
For a two-story house, use the footprint, not the living area: a 3,000 sq ft two-story home has a 1,500 sq ft footprint and sits on the 1,500 row. Entering living area instead of footprint doubles the estimate for a two-story house.
New roof cost by material
The same 2,000 sq ft single-story home (6/12 pitch, one layer torn off, permit and dumpster included), priced in each material at US-average labor. The per-square-foot column is the installed range for the material alone, from the cited cost tables on the methodology page.
| Material | Per sq ft installed | Whole roof, low | Typical | High |
|---|---|---|---|---|
| 3-tab shingles | $2.00–$5.00 | $9,726 | $14,401 | $19,155 |
| Flat membrane | $3.50–$10.00 | $8,989 | $17,352 | $25,796 |
| Architectural shingles | $4.00–$6.00 | $12,678 | $17,967 | $23,336 |
| Metal panel | $5.00–$12.00 | $15,138 | $27,806 | $40,554 |
| Standing seam metal | $9.00–$16.00 | $24,976 | $36,414 | $47,932 |
| Tile | $7.00–$25.00 | $20,057 | $49,942 | $79,907 |
| Slate | $10.00–$30.00 | $27,436 | $54,861 | $82,367 |
Three-tab shingles save about $3,566 against architectural on this house but have a shorter service life. Standing seam metal costs about 2.0 times as much, mostly because the metal itself runs $400 to $800 per square against $100 to $250 for shingles. Tile and slate have the widest ranges because the sources' ranges for those materials are wide. Flat membrane is priced on the same area only for comparison; it is used on low-slope roofs, not on a 6/12 pitch.
What is in the price
Here is the typical architectural shingle job on the 2,000 sq ft single-story home (6/12 pitch, one layer torn off, permit and dumpster included), line by line, from the same engine the calculator uses:
| Line | Basis | Low | High |
|---|---|---|---|
| Architectural (dimensional) asphalt shingles: materials | 24.6 squares | $2,460 | $6,149 |
| Installation labor | 24.6 squares x local index 1.00 | $7,379 | $8,609 |
| Tear-off, 1 layer | per square per layer | $2,460 | $7,379 |
| Permit | per project | $100 | $500 |
| Dumpster | per rental | $280 | $700 |
| Total | $12,678 | $23,336 |
Not included: rotten decking found after tear-off ($64 to $160 per 4x8 sheet installed), gutters ($12 to $25 per linear foot), skylight replacement ($800 to $2,400 each) and chimney flashing ($400 to $1,600). The calculator below adds any of these.
New roof cost by state
Material is priced nationally, so the difference between states is labor, scaled by each state's Bureau of Labor Statistics wage for roofers. For the same 2,000 sq ft single-story home (6/12 pitch, one layer torn off, permit and dumpster included) in architectural shingles:
Most expensive
- Illinois $20,650
- New Jersey $20,201
- Massachusetts $20,010
- Minnesota $20,001
- New York $19,508
Least expensive
- Mississippi $16,200
- Arkansas $16,269
- Tennessee $16,400
- South Dakota $16,434
- Texas $16,463
Every state and 263 metro areas: roof replacement cost by state, or the ranked Roof Cost Index.
Why two quotes for the same roof differ
- Pitch. A steeper roof has more surface to cover. On the example house, a low 4/12 pitch is about $16,982 and a steep 10/12 pitch about $20,801.
- Layers to tear off. Removing two old layers instead of one takes the typical to about $22,886.
- Roof shape. Valleys, dormers and hips raise cut waste from 10% to about 15%; the typical moves to $18,750.
- Decking. Nobody can see the deck until the old roof is off. Ask for the per-sheet price in writing before work starts.
- What is included. Tear-off, disposal, permit, flashing, drip edge and ventilation are the usual gaps between a low bid and a complete one.
How to check a roofing quote
- Check the square count. Ask how many squares the quote is for; it should be close to the calculator's figure for your footprint and pitch.
- Divide the quote by the squares and compare the result with your state or metro figure.
- List what is included: tear-off layers, decking allowance, permit, disposal and warranty.
- If the roof was damaged by hail or wind, read the roof insurance claim guide before you sign; the policy, not the quote, sets what the insurer pays.
The Index is a check on quotes, not a quote. Sources: cost tables from HomeGuide, Fixr, HomeAdvisor and Angi retrieved 2026-09-25; roofer wages from BLS OES May 2025 (SOC 47-2181); pitch factors and waste allowances from IKO, GAF and Owens Corning. Every row is quoted on the methodology page. Written by the Thomas Town Digital editorial team. We match homeowners with roofers; we do not roof.
New roof cost questions
How much does a new roof cost?
An architectural shingle roof on a 2,000 sq ft single-story home (6/12 pitch, one layer torn off, permit and dumpster included) costs $12,678 to $23,336 at US-average labor, typical $17,967, on the 2026 Q3 Roof Cost Index.
How much does a new roof cost per square foot?
Architectural shingles cost $4.00 to $6.00 per square foot of roof installed. With tear-off, permit and dumpster added, the 2,000 sq ft example works out to about $5.67 to $10.44 per square foot of roof surface.
How much is a new roof on a 1,500 sq ft house?
About $9,604 to $17,802 for architectural shingles on a single-story 1,500 sq ft home (18.4 squares), typical $13,663.
How much does a metal roof cost compared with shingles?
Standing seam metal on the same 2,000 sq ft home costs $24,976 to $47,932 (typical $36,414), about 2.0 times the architectural shingle figure.
How many squares is a 2,000 sq ft roof?
A 2,000 sq ft single-story footprint at a 6/12 pitch has about 2,236 sq ft of roof surface (pitch factor 1.118). Add 10% for cut waste and it is 24.6 squares. A two-story 2,000 sq ft house has half the footprint and about half the squares.
Does homeowners insurance pay for a new roof?
Only for sudden damage the policy covers, such as hail or wind, and then on the policy's terms (replacement cost or depreciated actual cash value) minus the deductible. It does not pay to replace a roof that is simply old. See the roof insurance claim guide.
Estimate your own roof
Low / typical / high ranges from cited national cost tables, adjusted by local roofer wages (BLS). No email required.
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