You suspect you need a new roof. So you start Googling — and every answer is some useless range like "$5,000 to $50,000." Thanks for nothing. To get a real number you're told to "schedule a free inspection," which means a salesperson in your living room for 90 minutes, a high-pressure pitch, and a price that conveniently expires tonight.
There's a better way. Roofers price almost every job from two things: how big your roof is and what you put on it. Once you know those, the cost stops being a mystery. This guide breaks down both — and you can skip straight to a real estimate for your own address.
Roof replacement cost per square
Roofers measure in squares, not square feet. One square = 100 sq ft of roof surface. A typical single-family home has a roof of 15–30 squares. In 2026, installed cost per square (materials, labour, tear-off and disposal) runs about:
| Tier | Material | Per square (installed) |
|---|---|---|
| Good | 3-tab asphalt shingle | $450 |
| Better | Architectural shingle | $600 |
| Best | Premium / designer shingle | $850 |
Prices are 2026 national averages and vary by region — labour in Los Angeles runs ~25% above the national baseline, while San Antonio runs below it. Our calculator adjusts for your metro automatically.
Roof replacement cost by size
Multiply squares by the per-square price and you get the ballpark. Here's that math done for common roof sizes, as a price range per tier:
| Roof size | Good (3-tab) | Better (Architectural) | Best (Premium) |
|---|---|---|---|
| 15 squares (~1500 sq ft) | $6200–$7300 | $8300–$9700 | $11700–$13800 |
| 20 squares (~2000 sq ft) | $8300–$9700 | $11000–$13000 | $15600–$18400 |
| 25 squares (~2500 sq ft) | $10400–$12200 | $13800–$16200 | $19600–$23000 |
| 30 squares (~3000 sq ft) | $12400–$14600 | $16600–$19400 | $23500–$27500 |
| 40 squares (~4000 sq ft) | $16600–$19400 | $22100–$25900 | $31300–$36700 |
Not sure how many squares your roof is? You don't have to guess — enter your address and we'll measure it.
What actually drives the price
- Roof size (squares). The single biggest factor. Bigger roof, more material and labour.
- Pitch (steepness). A steep roof is slower and more dangerous to work on, so it costs more per square. A flat footprint of the same area can be 15–40% less roof than a steep one.
- Material tier. 3-tab asphalt is cheapest; architectural shingle is the popular mid-tier; premium/designer shingle, metal, and tile cost more.
- Tear-off & layers. Removing one or two old layers adds labour and disposal fees.
- Complexity. Valleys, dormers, skylights, and chimneys mean more flashing and cut time.
- Your metro. Local labour rates and permit costs swing the total meaningfully.
Signs you actually need a replacement (not just a repair)
- Shingles are curling, cracking, or losing granules (you find grit in the gutters).
- The roof is 20+ years old (asphalt shingle typically lasts 15–25 years).
- Active leaks, water stains on ceilings, or daylight visible in the attic.
- Storm or hail damage — often covered by homeowners insurance. See our storm-damage guide.
How to pay for it
A new roof is a big line item, but you have options. If the damage came from a storm, your insurance may cover most of it — read the insurance & claims guide. If you're paying out of pocket, there are several financing routes that spread the cost.
Frequently asked questions
How much is a new roof for a 2,000 sq ft house?
A 2,000 sq ft home usually has a roof of about 22–25 squares once pitch is factored in — roughly $12700–$14900 for architectural shingle. Your exact figure depends on pitch and metro; check your address for the real number.
Is it cheaper to repair or replace?
A small, isolated leak is worth repairing. But if the roof is near the end of its life or damaged across multiple areas, repeated repairs cost more than one replacement — and don't reset the clock.
Can I really get a price without a sales visit?
Yes — that's the entire point of this site. We measure your roof from aerial imagery and give you a real range up front, so you walk into any contractor conversation already knowing the ballpark.