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How the estimate is worked out
- Roof area. Enter it, or give your footprint and pitch and the calculator multiplies by the pitch multiplier. For an exact area from your house dimensions, use the roofing squares calculator.
- Installed price. Area × the published installed price per sq ft for your material, low and high.
- Tear-off. Area × $1–$3 per sq ft to remove shingles or metal, or $2–$5 for tile or slate.
- Permit. A flat $100–$500.
- State. If you pick one, the installed price and tear-off are multiplied by that state's price parity. Permits are set locally and are not adjusted.
- Rounding. Totals are rounded (to $100 under $10,000, $500 above), because the inputs are ranges and exact dollars would be false precision.
Worked example: 2,000 sq ft of architectural shingles at $4–$6 is $8,000–$12,000; tear-off at $1–$3 adds $2,000–$6,000; a permit adds $100–$500. Total: $10,000 – $18,500. In Texas, whose 2024 services price level is 97.1 (×0.971), the same roof is $9,800 – $18,000.
Roof prices by material, with sources
All figures are national installed prices per square foot of roof, materials and labor, as published by each source. The calculator uses the bold range by default. Sources disagree, sometimes widely, and the second column shows by how much.
| Material | Default range (installed, per sq ft) | Other published ranges | Min. pitch (IRC) |
|---|---|---|---|
| Architectural asphalt shingles | $4–$6 HomeGuide, Nov 7, 2025 | $4–$8 Fixr | 2/12 |
| 3-tab asphalt shingles | $3–$5 HomeGuide, Nov 7, 2025 | $3–$5 Fixr $3.70–$8.75 Forbes Home (“basic asphalt shingles”) | 2/12 |
| Standing-seam metal | $9–$16 HomeGuide, Nov 7, 2025 | $7–$30 Fixr $9–$24 Forbes Home | ¼/12 |
| Metal shingles | $6–$14 HomeGuide, Nov 7, 2025 | $6–$22 Fixr $6–$22 Forbes Home | 3/12 |
| Corrugated / exposed-fastener metal | $5–$12 HomeGuide, Nov 7, 2025 | $3.50–$26 Fixr (“corrugated metal”) $4–$26 Forbes Home (“corrugated sheets”) | 3/12 |
| Concrete tile | $7–$19 HomeGuide, Nov 7, 2025 | $7–$19 This Old House $10–$14 This Old House (“concrete tile (comparison table)”) | 2½/12 |
| Clay tile | $8–$25 HomeGuide, Nov 7, 2025 | $8–$22 This Old House $12–$25 Forbes Home | 2½/12 |
| Natural slate | $10–$30 HomeGuide, Nov 7, 2025 | $15–$30 Fixr $10–$30 This Old House | 4/12 |
| Cedar shakes | $5.50–$13.50 Fixr, Jan 31, 2025 | $5.50–$13.50 This Old House $7–$15 HomeGuide (“wood shake (table)”) | 3/12 |
| TPO membrane (flat roof) | $4–$10 HomeGuide, Nov 7, 2025 | $3–$14 Forbes Home $8–$11 This Old House | ¼/12 |
| EPDM rubber (flat roof) | $3.50–$10 HomeGuide, Nov 7, 2025 | $4–$13 Forbes Home $9–$13 This Old House (“rubber membrane”) | ¼/12 |
| Modified bitumen (flat roof) | $4–$7.50 HomeGuide, Nov 7, 2025 | $4–$8 Forbes Home $7–$9 This Old House | ¼/12 |
Minimum pitches are from the 2024 International Residential Code, chapter 9. Not sure of yours? The roof pitch calculator can read it from a photo.
Regional adjustment
None of these guides publish prices by state, so the calculator uses the closest public measure of regional prices: the BEA's Regional Price Parities for 2024 (released Feb 19, 2026; the 2025 figures are due in December 2026). The default "Services: Other" index runs from 91.2 in North Dakota to 104.1 in New York. The all-items index swings more (86.9 to 110.7) because it is driven by rents. Neither is a roofing index, so treat the adjustment as a nudge, not a quote.
What this estimate leaves out
- Decking repairs: rotted or delaminated sheathing found after tear-off is usually priced per sheet.
- Skylights, chimneys, extra flashing, gutters and ventilation upgrades.
- Extra layers: removing two layers of shingles costs more than one.
- Steep or complex roofs, which tend to land in the top half of each range.
Roofers writing up a bid can put these lines, decking per sheet included, into the free roofing estimate template and send it as a PDF.
For a metal roof, the metal roof cost calculator compares standing seam, metal shingles and exposed-fastener panels side by side.
Worked examples
See the full working and tables for a 2,000 sq ft house, a 6/12 pitch or a flat roof, or browse all roof cost guides. They use the same published prices as this calculator.
Add this calculator to your website
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Questions people ask
How much does it cost to replace a roof?
For a 2,000 sq ft roof (20 squares) in architectural asphalt shingles, published national ranges of $4–$6 per sq ft installed, $1–$3 per sq ft to tear off the old roof and a $100–$500 permit add up to about $10,000 – $18,500. Metal, tile and slate cost more; see the comparison table in the calculator.
How much does a roof cost per square?
A square is 100 sq ft, so multiply the price per sq ft by 100. Architectural shingles at $4–$6 per sq ft are $400–$600 per square installed, before tear-off. The calculator shows the per-square figure for your whole job.
Where do these prices come from?
Each material's default range is a published national installed price, mostly from HomeGuide's roof replacement cost guide (updated Nov 7, 2025), with ranges from Fixr, Forbes Home and This Old House shown beside it. Every range is linked. None of them are our own numbers, and you can type in your own.
How is the price adjusted for my state?
By the U.S. Bureau of Economic Analysis Regional Price Parity for 2024, which compares price levels between states (US = 100). The default uses BEA's "Services: Other" index; you can switch to the all-items index or turn the adjustment off. BEA does not publish a construction or roofing index, so this is an approximation.
Does a steep roof cost more?
Usually, yes. Crews need roof jacks and fall protection on steep roofs and work more slowly, and many contractors charge more from about 7/12 or 8/12. The published ranges here do not separate that out, so expect the upper half of the range on a steep or cut-up roof.
Do I need to tear off the old roof?
The International Residential Code does not allow a new roof over two or more existing layers (R908.3.1.1), and many roofers prefer a full tear-off anyway so they can inspect the decking. Tear-off is priced at $1–$3 per sq ft for shingles or metal and $2–$5 for tile or slate (HomeGuide).
Is a metal roof worth the extra cost?
It costs more up front: standing seam is $9–$16 per sq ft installed against $4–$6 for architectural shingles (HomeGuide). In the 2025 Cost vs. Value report, a metal replacement recouped 50.1% of its cost at resale against 67.5% for asphalt. Metal lasts longer, so the case rests on how long you plan to stay.
Why is my quote higher than this?
Published ranges are national averages for a straightforward job. Rotted decking, skylights, chimneys, extra layers, steep or complex roofs, and local demand after storms all push prices up. Remodeling's 2025 Cost vs. Value report puts a full 3,000 sq ft asphalt replacement with skylights at $31,871 nationally, about $10.62 per sq ft.