Roof replacement costs · United States · Estimates
What does a new roof cost in 2026?
For a typical 2,000 sq ft roof in architectural asphalt shingles, our model puts the national range at $11,000 – $15,000. Premium materials, steep pitches and high-wage states run far higher — Verisk's insurance data averaged $17,631 per replacement in 2025. Use the calculator for your home, or look up your city.
Calculator not working? The full national table is below — every figure on this site also appears as plain text.
National cost by material Estimate · 2,000 sq ft roof
| Material | Typical lifespan | Per sq ft | 2,000 sq ft roof |
|---|---|---|---|
| 3-Tab Asphalt Shingles | 15-20 years | $4.25–$6.00 | $8,500–$12,000 |
| Architectural Asphalt Shingles | 25-30 years | $5.50–$7.50 | $11,000–$15,000 |
| Designer Asphalt Shingles | 30-40 years | $7.00–$10.00 | $14,000–$20,000 |
| Standing Seam Metal | 40-70 years | $12.00–$18.00 | $24,000–$36,000 |
| Metal Shingles | 40-70 years | $9.00–$14.00 | $18,000–$28,000 |
| Cedar Shake | 25-40 years | $8.00–$13.00 | $16,000–$26,000 |
| Concrete Tile | 40-50+ years | $10.00–$16.00 | $20,000–$32,000 |
| Clay Tile | 50-100 years | $13.00–$20.00 | $26,000–$40,000 |
| Natural Slate | 75-100+ years | $18.00–$30.00 | $36,000–$60,000 |
| TPO Flat Roofing (single-ply) | 20-30 years | $6.00–$10.00 | $12,000–$20,000 |
Costs in major cities
- Houston, TX
$10,100–$13,700 - Dallas, TX
$10,100–$13,700 - Phoenix, AZ
$10,400–$14,100 - Chicago, IL
$12,700–$17,300 - Los Angeles, CA
$11,800–$16,100 - Atlanta, GA
$10,200–$13,900 - Denver, CO
$10,800–$14,800 - Seattle, WA
$11,900–$16,200 - Miami, FL
$10,200–$13,900 - Charlotte, NC
$10,300–$14,100 - Nashville, TN
$10,000–$13,700 - Columbus, OH
$10,800–$14,700
Before you get quotes
How the price is built
Materials, tear-off, labour, pitch and disposal — and which of those a quote should itemise. Read the breakdown →
Measure your own roof
Roof area is not house area. Pitch changes everything. Measure it yourself →
Tear-off vs overlay
An overlay is cheaper today and often the wrong saving. Compare the two →
How long roofs last
Lifespan by material, and what shortens it. See lifespans →