Most roof replacement quotes land somewhere between $9,000 and $18,000, with a national average around $9,500-$11,000 — but the real number for your roof depends heavily on three things: material choice, roof size, and where you live.
A full roof replacement averages $9,500 to $11,000 nationally, with most homeowners paying between $9,000 and $18,000 for standard materials. Pricing typically works out to $4 to $11 per square foot — asphalt shingle sits at the low end of that range, while metal, tile, and slate push toward the high end. The full range across all materials and roof sizes spans roughly $5,800 to $47,000.
See full material comparisons in our materials guide.
| 3-tab asphalt shingle | $3.50 – $7.50/sqft | $8,000 – $16,000 | 12-15 yrs |
| Architectural asphalt shingle | $4.00 – $9.00/sqft | $9,500 – $19,500 | 25-30 yrs |
| Budget metal (corrugated, metal shingle) | $6.00 – $10.50/sqft | $13,000 – $23,000 | 40-60 yrs |
| Standing seam metal | $18.00 – $24.50/sqft | $28,000 – $45,000 | 50-70 yrs |
| Concrete/clay tile | $10.00 – $20.00/sqft | $22,000 – $44,000 | 40-100 yrs |
| Synthetic composite | $9.00 – $15.00/sqft | $14,000 – $26,000 | 40-50 yrs |
| Natural slate | $15.00 – $30.00/sqft | $30,000 – $60,000+ | 75-150 yrs |
Two homes getting the same asphalt shingle can still see a $5,000+ difference in quotes, driven by:
Pacific Northwest pricing (Washington) runs roughly 18-26% above the national median, driven by labor rates and the compressed dry-season installation window. Gulf Coast and Texas pricing tends to run closer to or slightly below national median outside of post-storm demand surges. Florida pricing reflects the added cost of wind-rated fastening and, for tile, the region's dominant material choice. See specific city pages for local pricing data in Washington, Texas, and Florida.
A quote significantly below others for the same material and scope is worth scrutinizing — check whether it includes a full tear-off (vs. overlay), what warranty is included, whether permit fees are itemized separately, and confirm the contractor's license and insurance are current before assuming "low" means "good deal."
Roof replacement is priced by surface area, not your home's square footage — pitch, overhangs, and roof design typically make your actual roof 20-30% larger than your home's footprint. A 2,000 sq ft home, for example, often has a 2,400-2,600 sq ft roof.
| 1,500 sq ft home | $7,000 – $15,000 | Standard asphalt shingle |
| 2,000 sq ft home | $8,000 – $16,000 | Standard asphalt shingle |
| 2,500 sq ft home | $10,000 – $20,000 | Standard asphalt shingle |
| 3,000 sq ft home | $12,000 – $25,000+ | Standard asphalt shingle |
Most homeowners pay $9,000-$18,000 for standard materials; full range across all materials and sizes is $5,800-$47,000.
For a typical 2,000-2,400 sqft home with architectural asphalt shingle — the most commonly installed material — expect $12,000 to $18,000. The full range across all materials spans $9,000 to $45,000+.
Roughly $4.50-$9 per square foot for asphalt shingle, $11-$22 for metal, and $12-$20 for tile, including materials and labor.
Not by default — gutter replacement or repair is typically quoted separately unless specifically bundled, which some contractors offer at a discount since it's efficient to do both during the same mobilization.
Many contractors offer financing partnerships, and some homeowners use a home equity line of credit or a personal loan instead. Compare the effective interest rate across options — contractor-arranged financing isn't always the cheapest route.
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