The average cost of a new roof in 2025 ranges from $8,000 to $25,000 for a typical single-family home. However, costs can vary significantly based on several key factors.
Key Cost Factors
1. Roof Size
The most significant factor is your roof's square footage. Roofers measure in "squares" (100 sq ft each). The average home has 17-20 squares.
Per-square costs:
- Asphalt shingles: $350-500/square
- Architectural shingles: $400-600/square
- Metal roofing: $700-1,200/square
- Tile: $800-1,800/square
2. Material Choice
Your material choice dramatically impacts total cost:
| Material | Lifespan | Cost Range |
|---|---|---|
| 3-tab asphalt | 15-20 years | $7,000-12,000 |
| Architectural shingles | 25-30 years | $9,000-18,000 |
| Metal | 40-70 years | $14,000-30,000 |
| Tile/Slate | 50-100 years | $20,000-45,000 |
3. Labor Costs
Labor typically accounts for 40-60% of total cost. Rates vary by region:
- Southeast: Lower labor costs
- Northeast/West Coast: Higher labor costs
- Urban areas: 15-25% premium
4. Tear-off vs. Overlay
- Tear-off (removing old roof): Add $1,000-4,000
- Overlay (installing over existing): Cheaper but not always recommended
Hidden Costs to Budget For
- Permits: $150-500 depending on location
- Decking repair: $500-1,500 if rot is found
- Flashing replacement: Usually included, confirm with contractor
- Gutter work: May need replacing with new roof
How to Save Money
- Get 3-5 quotes from licensed contractors
- Consider off-season installation (late fall/winter)
- Ask about manufacturer promotions
- Bundle with other exterior work
When to Replace vs. Repair
Replace if:
- Roof is 20+ years old
- Multiple leaks or widespread damage
- Shingles are curling or missing
- You plan to sell soon
Repair if:
- Isolated damage from storm
- Roof is under 15 years old
- Budget constraints (temporary fix)
Use our Roofing Calculator for a personalized estimate based on your location and specifications.