Summary: Summary: In 2026 a new asphalt shingle roof on a typical 1,700 sq ft home costs roughly $8,000 to $20,000 installed, including tear-off. Material is the biggest lever: architectural shingles run $5.50 to $8 per sq ft, standing-seam metal $9 to $16, and tile $10 to $25. Steep or complex roofs cost 20 to 40 percent more than simple ones, and labor alone is 55 to 65 percent of every quote. Budget a 10 percent contingency and get three written quotes before committing.
The headline number most homeowners want: a full roof replacement on an average American single-family home costs about $8,000 to $20,000 for asphalt shingles in 2026, per Angi and HomeGuide pricing data. That range covers tear-off of one old layer, synthetic underlayment, and new shingles installed by a licensed contractor. Smaller or simpler homes land near the bottom; larger, steeper, or more complex roofs push toward the top.
Step up in material and the bands climb fast. Standing-seam metal runs $18,000 to $40,000 on the same typical home, and concrete or clay tile runs $20,000 to $50,000 or more. These are installed prices, meaning materials plus the labor that usually eats 55 to 65 percent of the quote. Financing a roof is common: many contractors offer 12-month same-as-cash plans, and home equity options beat credit cards for a purchase this size.
Roof surface area is the first driver, and it is not your floor area. Roofers measure the actual sloped surface, then add pitch factors and cutting waste. A 1,700 sq ft ranch with a 6/12 pitch has about 2,150 sq ft of roof. Steep roofs (9/12 and above) add roughly 30 percent more surface than low-slope roofs, and crews charge a steep-pitch premium because they move slower and need safety equipment.
Complexity is the second driver. Every dormer, valley, skylight, chimney, and pipe boot is a flashing detail that costs labor and material. A simple gable roof with two planes is the cheapest geometry in roofing. A cut-up roof with four or more planes, valleys, and penetrations can cost 25 to 40 percent more than the same footage on a simple shape, even with identical shingles.
For budgeting, multiply your estimated roof area by the installed per-sq-ft rate for your material, then add tear-off at $1 to $2 per sq ft. A 1,200 sq ft home with a medium pitch has roughly 1,520 sq ft of roof: architectural shingles at $6.50 per sq ft plus tear-off lands around $11,000 to $13,000. A 2,500 sq ft two-story home has roughly 2,400 sq ft of roof after pitch adjustment, putting the same shingle job at $17,000 to $22,000.
Metal and tile scale the same way but hurt more: that 2,500 sq ft home in standing-seam metal at $11 per sq ft is roughly $30,000 before extras. Tile at $14 per sq ft is roughly $38,000, and you may need structural reinforcement because tile weighs far more than shingles. Always confirm your home can carry tile before pricing it: an engineer or experienced roofer can tell you in one visit.
Tear-off and disposal is the most common surprise: $1 to $2 per sq ft, or $2,000 to $4,000 on a typical home, and it is sometimes quoted separately from the shingle price. A second old layer doubles that. Permits run $150 to $500 in most municipalities. Dumpster and disposal fees are usually baked into the quote, but ask so you are not surprised.
Decking repair is the wildcard. If the plywood under your shingles is rotted, expect $50 to $75 per sheet replaced, and a badly neglected deck can add thousands. Upgraded underlayment (ice-and-water shield beyond the eaves), ridge vents, new flashing at walls and chimneys, and skylight replacement each add a few hundred dollars. Get these priced line by line so quotes compare apples to apples.
Set your budget at the high end of the range, then add a 10 percent contingency for decking surprises. Late winter and early spring are often the cheapest time to book: crews are hungry, material prices have not yet absorbed summer demand, and you avoid the fall rush when everyone realizes winter is coming. Emergency summer replacements after storm season are the most expensive.
Compare quotes on identical scope: same shingle brand and line, same underlayment, same flashing work, same warranty terms. A quote that is 30 percent cheaper almost always omits something: tear-off, ice shield, or new flashing. Ask each roofer how many squares, what underlayment, and whether decking replacement is included. Three quotes on identical scope will cluster, and the outlier becomes obvious.
Data current as of October 2026. Sources: Angi, HomeGuide, and contractor pricing data. Estimates only, not a quote. Always get multiple written quotes from licensed local roofers.