Roof Replacement Cost: What You'll Actually Pay in 2026
A full asphalt shingle roof replacement typically runs $5,700 to $12,000, or roughly $9,900 on average nationally — but size, shingle grade, and roof pitch move that number a lot. Here's how to tell if your quote is fair.
What drives the price
Roofing is priced per "square" (100 sq ft of roof area) or per square foot. Nationally, installed asphalt shingle roofing runs $3 to $6 per square foot, which is materials plus labor combined; labor alone is typically 60–70% of that.
| Roof size | Typical installed cost |
|---|---|
| 500 sq ft (small addition/garage) | $2,000 – $6,000 |
| 1,500 sq ft | $6,000 – $18,000 |
| 2,000 sq ft (typical single-family home) | $8,000 – $24,000 |
| 3,000 sq ft | $12,000 – $36,000 |
Shingle type changes the math
| Shingle type | Cost per sq ft (installed) |
|---|---|
| 3-tab asphalt (basic, most common) | ~$1.50 |
| Architectural asphalt (mid-range, most homes) | ~$3.50 |
| Luxury synthetic / designer | ~$9.50 |
What else can add to the total
- Tear-off and disposal of the old roof: usually included in quoted totals, but ask explicitly.
- Decking repair if the plywood underneath is rotted or damaged, which is the most common source of a quote jumping mid-project.
- Steep or complex roof pitch: more cutting, more safety equipment, more labor hours.
- Permit fees, which vary by municipality and aren't always itemized upfront.
Is your quote reasonable?
For a typical 2,000 sq ft roof with mid-range architectural shingles, expect a professional quote in the $8,000–$24,000 range. A quote well below that for the same scope is worth double-checking, since it's a common sign of skipped tear-off, thin underlayment, or a subcontractor markup that surfaces later as a change order.
Last updated: August 2026