How Much Does a Roof Replacement Cost?

Whether your roof sustained damage due to weather or unforeseen circumstances (like a tree falling), you want to explore eco-friendly roof options, or it’s just time to replace a time-worn roof, understanding the cost of replacing your home’s roof will allow you to plan and budget.

While it can be difficult to pony up the money for a repair that may largely go unnoticed when you’re indoors (upping the resale value but not necessarily the fun factor), a roof that’s in good working order is incredibly important to the safety and security of your home. 

What is the average cost to replace a roof?

The average cost to replace a roof is around $8,000, according to Forbes Advisor. Modernize gives a range from $3,250 to $12,586 — and the cost may go up substantially from there.

The cost to replace a roof can vary greatly depending on a number of factors, including:

Asphalt shingles are the most popular and affordable option for many homeowners. But even within each category, there is cost fluctuation. For instance, if you choose a metal roof, the actual cost will depend on whether you choose steel, zinc, aluminum, or copper.

What are some roof replacement cost calculators?

There are a number of roof replacement cost calculators out there, so I tried a few to get a feel for how they worked and what information you can gain from each.

HomeAdvisor’s calculator asks for your zip code, the type of work you need help with, whether you’re repairing or replacing, and the type of material you want, among a few other things. This cost calculator then refers you to a number of roofing professionals in your area. 

Be advised, you have to enter your address and email, and you will spend the rest of the day fielding phone calls, emails, and texts from local companies — which is great if you’re ready to talk details. (Less so if you’re just doing research to write an article about roof replacement costs.)

For an actual cost estimate, Modernize’s cost calculator asks for square footage, number of stories, roof style, if you have a garage, how steep your roof is, and roofing material. At the end, you get a range of costs and can change the roofing material on the results page to better compare what each would cost.

Does a new roof have a good return on investment?

While you likely won’t get a full return on your investment, Zillow says that a new roof can have a nearly 70 percent return on investment, depending on the style of roof you choose to install. 

When it’s time to sell, a new roof can have other benefits as well. For instance, a roof that is clearly in need of repair may deter buyers from making an offer, and the sale process may take longer if buyers want to negotiate or make the sale contingent on a roof repair.

Steph Mickelson


Steph Mickelson is a freelance writer based in Northwest Wisconsin who specializes in real estate, building materials, and design. When she’s not writing, she can be found juggling kids and coffee.

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