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Roof replacement cost

Roofers price by the "square" (100 sq ft of roof surface, not house floor area). Cost vs. Value 2025 puts a 30-square architectural asphalt roof at $31,871 and a metal roof at $51,865 nationally.

How these ranges are built. Our calculator is calibrated to the Remodeling 2025 Cost vs. Value Report (national and regional job costs). Basic-finish levels, size scaling and the low/high spread are Clear Scope Home estimates (no public source yet). Tables show a national baseline (×1.00). Not bids or quotes.

Typical ranges

MaterialRoof areaLikelyLow – high
Asphalt 3-tab1,500 sq ft of roof$13,500$11,000 – $17,500
Asphalt 3-tab2,000 sq ft of roof$18,000$14,500 – $23,500
Asphalt 3-tab3,000 sq ft of roof$27,000$21,500 – $35,000
Architectural asphalt1,500 sq ft of roof$16,000$12,500 – $20,500
Architectural asphalt2,000 sq ft of roof$21,000$17,000 – $27,500
Architectural asphalt3,000 sq ft of roof$32,000$25,500 – $41,500
Standing-seam metal1,500 sq ft of roof$26,000$20,500 – $33,500
Standing-seam metal2,000 sq ft of roof$34,500$27,500 – $45,000
Standing-seam metal3,000 sq ft of roof$52,000$41,500 – $67,500

Table: national baseline. Low = 0.8×, high = 1.3×, rounded to $500. Our free ballpark doesn't cover roofs yet; a detailed report can.

What drives the cost

  • Material. Per square, installed with tear-off: about $1,062 architectural asphalt and $1,729 metal (Cost vs. Value 2025 ÷ 30 squares; metal size assumed). 3-tab ($903) is our estimate.
  • Roof area and pitch. Roof area is larger than floor area, and steep roofs need more labor and safety equipment.
  • Tear-off layers. Removing more than one old layer adds labor and disposal.
  • Decking repairs. Rotted sheathing found during tear-off is usually priced per sheet as a change order.
  • Flashing, vents and gutters. Chimneys, skylights and valleys add detail work.

How your region changes it

Our calculator multiplies the baseline by a regional factor from Cost vs. Value 2025 regional job costs, chosen by the first digit of your ZIP:

  • ZIPs starting 0: New England (CT, MA, ME, NH, NJ, RI, VT) ×1.03
  • ZIPs starting 1: Mid-Atlantic (NY, PA, DE) ×1.11
  • ZIPs starting 2: South Atlantic (DC, MD, VA, WV, NC, SC) ×0.99
  • ZIPs starting 3: Southeast (FL, GA, AL, TN, MS) ×0.96
  • ZIPs starting 4: Great Lakes / Ohio Valley (IN, KY, MI, OH) ×0.97
  • ZIPs starting 5: Upper Midwest (IA, MN, WI, SD, ND, MT) ×1
  • ZIPs starting 6: Central (IL, MO, KS, NE) ×0.99
  • ZIPs starting 7: South Central (TX, OK, AR, LA) ×0.91
  • ZIPs starting 8: Mountain West (CO, AZ, UT, NM, NV, WY, ID) ×0.98
  • ZIPs starting 9: Pacific (CA, OR, WA) ×1.05

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Your ZIP, size, scope and finish change the range a lot. The free ballpark takes about a minute.

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