Last updated October 2026 · Reviewed by the CostWise Lab team
How much does a new roof cost in 2026?
Replacing an asphalt shingle roof typically costs $4.25 to $12.50 per square foot of roof surface, installed. For an average home with about 2,000 sq ft of roof, that is roughly $8,500 to $25,000. Metal and tile roofs cost two to three times more.
| Material | Installed, per sq ft | Per square (100 sq ft) |
|---|---|---|
| 3-tab asphalt shingles | $4.25 – $8.25 | $425 – $825 |
| Architectural shingles | $4.50 – $12.50 | $450 – $1,250 |
| Concrete tile | $9 – $13 | $900 – $1,300 |
| Metal | $10 – $22 | $1,000 – $2,200 |
| Clay tile | $12 – $25 | $1,200 – $2,500 |
Why the pitch matters
A sloped roof has more surface than the floor beneath it. A 6/12 roof over a 2,000 sq ft footprint has about 2,236 sq ft of surface, 12% more. Steeper roofs also need extra safety equipment and take longer to install, so contractors often add a surcharge above 8/12.
Roof pitch multipliers
| Pitch | Multiplier | Pitch | Multiplier |
|---|---|---|---|
| 3/12 | 1.031 | 7/12 | 1.158 |
| 4/12 | 1.054 | 8/12 | 1.202 |
| 5/12 | 1.083 | 10/12 | 1.302 |
| 6/12 | 1.118 | 12/12 | 1.414 |
What else changes the price
- Tear-off. Removing one or more old layers adds labor and disposal fees.
- Decking repairs. Rotten plywood is only found once the old roof is off.
- Complexity. Valleys, dormers, skylights and chimneys add flashing and time.
- Season and storms. Prices rise after major hail or hurricane seasons when demand spikes.
Methodology
The roof surface is calculated from the footprint and the pitch with the Pythagorean theorem. The installed cost uses the roof surface; the waste allowance only affects how many squares to order.
roof area = footprint × pitch multiplier
cost = roof area × price per sq ft × state price index ÷ 100
squares = roof area × (1 + waste) ÷ 100 · bundles = squares × 3 (asphalt shingles)
Overhangs at the eaves add a little area that is not included here. Price ranges are national 2026 installed costs compiled from the guides below; the state adjustment uses BEA Regional Price Parities (2024).
Sources
- Inch Calculator — Cost to replace a roof (2026)
- NerdWallet — Roof replacement cost in 2026
- Fixr — Cost to shingle a roof (2026)
- U.S. Bureau of Economic Analysis — Regional Price Parities by state (2024, via FRED)
Frequently asked questions
How many squares is my roof?
One roofing square is 100 sq ft of roof surface. Multiply your footprint by the pitch multiplier and divide by 100. A 2,000 sq ft footprint with a 6/12 pitch is about 22.4 squares, or about 24.6 with 10% waste.
How long does a roof replacement take?
Most asphalt shingle replacements on a typical home take one to three days. Tile and metal roofs take longer.
Will insurance pay for a new roof?
Homeowners insurance usually covers sudden damage such as hail or wind, not wear and tear. Coverage depends on your policy and the roof's age, so check with your insurer before signing a contract.
Is a metal roof worth it?
Metal costs more up front but often lasts 40–70 years versus 15–30 for asphalt shingles, and it can lower cooling costs in hot climates.