What does a roof cost?
Most homes: $9,000–$15,000. Get your number in 60 seconds — no email, no contractor calls.
- 4th-generation roofer
- Pricing data updated quarterly
- 15 NC & SC markets covered
What kind of home do you have?
Pick the closest match. This helps us estimate your roof size.
How many bedrooms?
What material do you want?
Each has trade-offs. Price is per square foot, installed.
How steep is your roof?
Steeper roofs cost more. They need safety gear and take longer.
Do you need the old roof removed?
Most replacements require removing old shingles first. Some municipalities require tear-off to bare decking for code compliance.
Where do you live?
Labor rates vary by market. Pick the closest metro area.
Your estimate is ready.
This is a ballpark, not a quote. It uses our published cost model — see how we calculate costs. A roofer will measure your roof exactly and give you a firm price. But now you know what to expect—and what to push back on.
Cost Breakdown
Most roofers mark up materials 20-40%. The price I show you is what they pay plus a fair margin.
Roof Cost by Material (2026)
Here is what each roofing material costs, installed, for a typical home. Prices rose 15-25% from 2024 due to manufacturer hikes from GAF, Owens Corning, and CertainTeed, plus 25% tariffs on steel and aluminum.[1]
| Material | Cost Per Sq Ft | Avg Total (2,000 sq ft) | Lifespan |
|---|---|---|---|
| 3-Tab Shingles | $3.50 - $6.00 | $7,000 - $12,000 | 15 - 20 years |
| Architectural Shingles | $4.50 - $8.00 | $9,000 - $16,000 | 25 - 30 years |
| Standing Seam Metal | $7.00 - $14.00 | $14,000 - $28,000 | 40 - 70 years |
| Metal Shingles | $6.00 - $12.00 | $12,000 - $24,000 | 30 - 50 years |
| Clay Tile | $10.00 - $18.00 | $20,000 - $36,000 | 50 - 100 years |
| Concrete Tile | $8.00 - $16.00 | $16,000 - $32,000 | 40 - 75 years |
| TPO (Flat Roof) | $4.00 - $7.00 | $8,000 - $14,000 | 20 - 30 years |
| Synthetic Slate | $9.00 - $15.00 | $18,000 - $30,000 | 40 - 60 years |
| Natural Slate | $15.00 - $30.00 | $30,000 - $60,000 | 75 - 150 years |
Where Your Money Goes
Every roofing job breaks down into four cost buckets. The shingles themselves are only about 60% of the materials cost. The rest is underlayment, flashing, ridge caps, starter strips, pipe boots, and ventilation.[2]
Hidden Costs That Inflate Quotes
These are the line items that catch homeowners off guard. A roofer cannot always know about them until the old roof comes off.[3]
Rotted plywood under the shingles must be replaced. $50-$100 per sheet. A full deck replacement can add $1,000-$3,000.
Old or corroded flashing around chimneys, walls, and valleys. $200-$500 per area.
Building codes change. A roof that was up to code in 2005 may need added ventilation, ice shield, or wind resistance in 2026.
Heavy materials like tile and slate may need additional framing. This can add $1,000-$5,000 or more.
Dig Deeper
Get answers to the questions homeowners ask most.
Compare Materials
Head-to-head matchups with real cost data.
Tools & Checklists
Practical resources you can use right now.
Roof Prices by City
Labor rates and building codes vary by market. Fayetteville can be 12% cheaper than Wilmington for the same roof.[4]
Sources
- Tariff impacts per NAHB analysis and NRCA construction material price index (43.4% increase Nov 2025 vs Feb 2020). Last updated March 2026. Editorial estimate based on regional market familiarity; not drawn from a named external source. See our methodology for how figures are sourced and what remains unverified.
- Last updated March 2026. Editorial estimate based on regional market familiarity; not drawn from a named external source. See our methodology for how figures are sourced and what remains unverified.
- Structural reinforcement costs per engineering contractor quotes for tile/slate installations. Last updated March 2026. Editorial estimate based on regional market familiarity; not drawn from a named external source. See our methodology for how figures are sourced and what remains unverified.
- Fayetteville (0.88x) vs Wilmington (1.08x) reflects a 20-point spread. Last updated March 2026. Editorial estimate based on regional market familiarity; not drawn from a named external source. See our methodology for how figures are sourced and what remains unverified.