A new roof costs between $7,000 and $30,000 for most homes in 2025, with a national average around $9,500 to $11,000. Final price depends on roof size, material choice, and labor rates in your area. Asphalt shingles remain the most affordable option.
At some point, almost every homeowner faces the same uncomfortable conversation — the one where a contractor looks you in the eye and says, “You need a new roof.” Your first thought is probably not about shingles or pitch angles. It’s about money. How much is this going to cost me?
The good news is that once you understand what goes into the price, the number stops feeling so scary. You can plan, budget, and make smart decisions instead of just hoping for the best. This guide breaks down everything you need to know about new roof cost in 2025 — from average prices to materials, labor, and the hidden factors that can push your bill higher than expected.
What Is the Average Cost of a New Roof in 2025?
The short answer: most homeowners spend somewhere between $7,000 and $30,000 on a full roof replacement. The national average sits around $9,500 to $11,000, but that number shifts depending on where you live, what material you pick, and how complex your roof is.
According to the 2024 Cost vs. Value Report, a full asphalt shingle replacement on a 3,000-square-foot roof averages $30,680 across the country. That figure covers tear-off, new shingles, underlayment, drip edge, and flashing on a standard hip roof. For a typical three-bedroom home, though, you’re looking at something closer to $20,000 to $25,000 for a quality job with good materials.
On the lower end, a 1,500-square-foot home can come in around $7,000 to $9,000 with basic asphalt shingles. Bigger homes with steeper pitches or specialty materials can easily climb past $40,000. The spread is wide, and that’s exactly why knowing what drives the price matters so much.
New Roof Cost by Roofing Material
Your material choice is the single biggest factor in what you’ll pay. Asphalt shingles dominate the U.S. market because they balance cost, durability, and appearance better than anything else. But there are other solid options depending on your budget and goals.
| Roofing Material | Average Cost Per Sq. Ft. (Installed) | Lifespan |
|---|---|---|
| 3-Tab Asphalt Shingles | $3.43 – $4.65 | 15–20 years |
| Architectural Asphalt Shingles | $4.11 – $5.57 | 25–30 years |
| Premium Asphalt Shingles | $4.39 – $5.95 | 40–50 years |
| Metal Roofing | $7.00 – $14.00 | 40–70 years |
| Cedar Shake | $6.00 – $11.00 | 20–30 years |
| Concrete Tile | $9.00 – $18.00 | 50+ years |
| Clay Tile | $10.00 – $20.00 | 50–100 years |
| Slate | $15.00 – $30.00+ | 75–150 years |
Architectural shingles are the most popular choice right now. They look better than basic 3-tab shingles, last significantly longer, and the price difference is usually only a few thousand dollars on a full job. Most roofing contractors recommend them as the smart middle-ground pick for homeowners who aren’t ready to commit to metal or tile.
Metal roofing has grown in popularity over the last decade. The upfront cost is higher, but a metal roof can outlast two or three asphalt replacements. If you plan to stay in your home for 30-plus years, the math often works in your favor. Slate and clay tile sit at the top of the price ladder but offer exceptional longevity — some slate roofs last over a century.
How Roof Size Affects Your Total Cost
Contractors measure roofs in “squares,” where one square equals 100 square feet of roof surface. Your roof’s actual square footage is almost always larger than your home’s floor plan because it accounts for the slope and overhangs. A 2,000-square-foot home might have a 2,200 to 2,400-square-foot roof, depending on pitch.
On average, expect to pay between $4 and $11 per square foot for a full replacement. A smaller 1,500-square-foot roof with standard asphalt shingles runs around $7,000 to $9,000. A larger 3,000-square-foot roof with mid-grade materials can reach $20,000 to $30,000. Every additional square adds both material and labor costs, so size is always the first number a contractor considers when building your estimate.
The Real Cost of Labor
Here’s something that surprises most homeowners: labor makes up 50 to 60 percent of a typical roof replacement cost. Material is just part of the picture. The crew doing the work — their skill level, speed, safety practices, and warranty backing — accounts for more than half your bill.
Labor rates average $3.00 to $7.00 per square foot, depending on the complexity of your roof and your local market. A steep pitch or a roof with lots of valleys, dormers, and chimneys takes longer to complete safely, which drives labor higher. Roofing on a two-story home also costs more than a single-story job because getting materials up safely takes extra time and equipment.
When you get quotes, don’t automatically jump at the lowest number. A contractor charging far below market rate may be cutting corners on installation quality, skipping proper underlayment, or not carrying adequate insurance. Most roof leaks trace back to poor installation, not bad materials. Paying a little more for a skilled, insured crew with a solid workmanship warranty is almost always worth it.
Other Costs That Can Add to Your Bill
The base price of materials and labor is just your starting point. Several other line items can show up on a final invoice. Knowing them in advance helps you avoid sticker shock.
Tear-off and disposal of your old roof runs $1,000 to $3,000 on average. Your contractor has to remove every layer, haul it away, and pay dump fees. Some homeowners ask about “roofing over” an existing layer to skip this cost, but most experienced roofers advise against it. You can’t inspect the deck for rot, the extra weight stresses your home’s structure, and many material warranties become void when installed over an existing layer.
Deck repairs are another unpredictable expense. Once your old shingles come off, the crew might find rotted or damaged wood underneath. Replacing damaged decking typically costs $1.50 to $3.00 per square foot, and this isn’t something you can see ahead of time. A good contractor will flag it the moment it’s discovered and show you the damage before charging for repairs.
Building permits cost $100 to $500 in most areas, though some municipalities charge more. Reputable contractors handle all the permit paperwork for you. If a contractor tells you permits aren’t necessary or suggests skipping them, that’s a serious red flag. Additional features like skylights, chimneys, and dormers all require extra flashing and labor, adding a few hundred to several thousand dollars depending on how many you have.
How Location Impacts New Roof Pricing
Where you live has a real impact on what you pay. Labor costs in major metropolitan areas run higher than in rural regions. Material prices shift too, based on what local suppliers charge and how far things need to be shipped. States with harsh winters or frequent severe weather may require extra underlayment, ice barriers, or heavier-duty materials, all of which add to the bill.
As one example, the average asphalt shingle replacement in Nashville, Tennessee runs around $24,500. In a rural part of the same state, that same roof might cost considerably less. In high-cost cities on the coasts, that same job can exceed $35,000 to $40,000. Always get at least three quotes from local contractors who know your market, your building codes, and your weather conditions.
Does a New Roof Add Value to Your Home?
Yes — and the numbers back it up. According to the 2024 Cost vs. Value Report, a new asphalt shingle roof delivers a return on investment of around 59 percent. That means if you spend $20,000 on a new roof, you can expect to recover roughly $11,800 of that in your home’s resale value. A new metal roof carries an ROI closer to 48 percent.
Beyond resale value, a new roof can lower your homeowners insurance premiums, reduce energy bills with more efficient materials, and remove the risk of costly water damage inside your home. A roof that’s failing doesn’t just cost you in repairs — it threatens your walls, insulation, ceilings, and foundation over time. Viewed that way, a new roof isn’t just an expense. It’s protection for everything underneath it.
Tips for Saving Money on a New Roof
Timing your project for late winter or early spring can work in your favor. Roofing companies tend to be less busy during those months, and some offer better rates to keep crews working. Scheduling outside of storm season also means your contractor isn’t stretched thin dealing with emergency repairs for other clients.
Sticking with architectural asphalt shingles rather than premium or specialty materials gives you the best value for most situations. They look great, last 25 to 30 years, and cost significantly less than metal or tile. If your main goal is a solid, durable roof that performs well in most climates, architectural shingles deliver that reliably.
Getting three written quotes from licensed, insured contractors is one of the best moves you can make. Compare them line by line — material specs, warranty terms, what’s included in tear-off, and what’s excluded. A detailed quote tells you a lot about how a contractor runs their business. Vague, one-line estimates are a sign to look elsewhere.
How Long Does a New Roof Take to Install?
Most residential roof replacements take one to three days from start to finish, once the crew is on-site. The actual work moves quickly — it’s everything leading up to it that takes time. Getting an inspection scheduled, reviewing your quote, working with your insurance company if you have a claim, and booking a contractor during a busy season can stretch the timeline to four to six weeks before a single shingle gets lifted.
Plan ahead whenever you can. If you know your roof is aging and showing signs of wear, start getting quotes in winter or early spring. That gives you time to compare contractors without pressure, secure financing if needed, and get on the schedule before the spring and summer rush hits.
Final Thoughts on New Roof Cost
A new roof is one of the bigger expenses you’ll face as a homeowner, but it doesn’t have to catch you off guard. Most homes land somewhere between $9,500 and $25,000 depending on size, material, and location. Asphalt shingles are the most affordable and popular choice, while metal, tile, and slate carry higher price tags but longer lifespans.
The key is getting accurate, local quotes from reputable contractors. Don’t base your budget on national averages alone — prices vary significantly by region and by the specific characteristics of your home. Ask questions, compare quotes carefully, and choose a crew you trust to do the job right the first time. Your roof protects everything you own. That’s worth getting right.