Your roof
Your estimate
Includes tear-off, underlayment, ice/water shield at eaves, flashing, ridge vent, and disposal.
How much does a roof replacement cost in 2026?
A full roof replacement costs $9,000 to $22,000 for most single-family homes in mid-2026, or $4.50–$8.00 per square foot for the most common job — architectural asphalt shingles with single-layer tear-off. That translates to $450–$800 per “square” (roofer language for 100 sq ft). A typical 1,500 sq ft ranch carries roughly 17–19 squares of roof once pitch is counted, landing the average bid near $11,000–$14,000. Metal, tile, and steep or complex roofs push totals to $20,000–$40,000+.
Roof replacement cost by home size (architectural shingles)
| Home footprint | Approx. roof area | Squares | Installed (2026) |
|---|---|---|---|
| 1,000 sq ft | ~1,160 sq ft | 12 | $6,500 – $9,500 |
| 1,500 sq ft | ~1,740 sq ft | 18 | $9,500 – $14,000 |
| 2,000 sq ft | ~2,320 sq ft | 24 | $12,500 – $18,500 |
| 2,500 sq ft | ~2,900 sq ft | 29 | $15,500 – $23,000 |
| 3,000 sq ft | ~3,480 sq ft | 35 | $18,500 – $28,000 |
Where a roofing bid goes
What moves your price
Pitch: anything above 7/12 requires harnesses, staging, and slower work — expect +15–30%. Complexity: valleys, dormers, and skylights each add cut-work and flashing; a cut-up roof costs 15–30% more per square than a simple gable. Layers: tearing off two layers of old shingles nearly doubles removal cost, and code caps most roofs at two layers total — a second-layer “overlay” quote is cheaper now but costs you the full tear-off later. Decking surprises: budget a contingency of $75–$150 per sheet of plywood; rot isn’t visible until tear-off. Season: late fall bids often run 5–15% under spring-storm season in most states.
Repair or replace?
The 20% rule serves well: if damage covers under ~20% of the roof and the shingles are less than 12–15 years old, repair ($400–$2,000) wins. Past that age, matching discontinued shingles gets hard, and repairs on a dying roof are money down the drain — most asphalt roofs are done at 20–25 years regardless of what any single section looks like. One more path worth checking first: if damage came from a storm, your homeowner’s insurance may cover replacement minus deductible — have a roofer document it before filing, and be wary of door-knockers after hailstorms who “find” damage everywhere.