How Much Does a New Roof Cost?
About $9,400 – $15,900 for a clean 2,000 sq ft architectural asphalt roof at 6/12 with tear-off off, or $10,300 – $17,000 with one-layer tear-off, at national average rates (rounded). The table below steps from 1,000 to 2,500 sq ft in 100 sq ft increments. Compiled September 2026. It is a budget estimate, not a bid.
How much does a new roof cost from 1,000 to 2,500 sq ft (architectural asphalt, 6/12)
| Roof surface | New construction | With tear-off | New $/sq ft |
|---|---|---|---|
| 1,000 sq ft | $4,900 – $8,500 | $5,400 – $9,100 | $4.92 – $8.53 |
| 1,100 sq ft | $5,400 – $9,300 | $5,800 – $9,900 | $4.88 – $8.42 |
| 1,200 sq ft | $5,800 – $10,000 | $6,300 – $10,700 | $4.85 – $8.33 |
| 1,300 sq ft | $6,300 – $10,700 | $6,800 – $11,500 | $4.83 – $8.25 |
| 1,400 sq ft | $6,700 – $11,500 | $7,300 – $12,300 | $4.81 – $8.18 |
| 1,500 sq ft | $7,200 – $12,200 | $7,800 – $13,100 | $4.79 – $8.13 |
| 1,600 sq ft | $7,600 – $12,900 | $8,300 – $13,900 | $4.77 – $8.08 |
| 1,700 sq ft | $8,100 – $13,700 | $8,800 – $14,600 | $4.76 – $8.03 |
| 1,800 sq ft | $8,500 – $14,400 | $9,300 – $15,400 | $4.74 – $7.99 |
| 1,900 sq ft | $9,000 – $15,100 | $9,800 – $16,200 | $4.73 – $7.96 |
| 2,000 sq ft | $9,400 – $15,900 | $10,300 – $17,000 | $4.72 – $7.93 |
| 2,100 sq ft | $9,900 – $16,600 | $10,800 – $17,800 | $4.71 – $7.90 |
| 2,200 sq ft | $10,300 – $17,300 | $11,300 – $18,600 | $4.70 – $7.87 |
| 2,300 sq ft | $10,800 – $18,000 | $11,800 – $19,400 | $4.69 – $7.85 |
| 2,400 sq ft | $11,300 – $18,800 | $12,300 – $20,200 | $4.69 – $7.83 |
| 2,500 sq ft | $11,700 – $19,500 | $12,800 – $21,000 | $4.68 – $7.81 |
National average rates. Roof surface, not living area. Rounded to $100. New construction = tear-off off. Same engine as the calculators — not a hand-typed table.
Rate table updated September 2026. Previous: initial release.
This is a budget estimate, not a bid. Estimates were compiled in September 2026 from published U.S. cost guides. Final price depends on deck condition, penetrations, access, local code, and a contractor's on-site inspection.
Direct answer by square footage
For 2,000 sq ft of architectural asphalt at 6/12, first cover is $9,400 – $15,900 ($4.72 – $7.93 per sq ft of roof entered). With tear-off, $10,300 – $17,000.
At 1,500 sq ft the new-construction band is $7,200 – $12,200; at 2,500 sq ft it is $11,700 – $19,500. Every row in the table is the same engine call with only roof area changed.
These areas are roof surface. A 2,000 sq ft house on a tax card is living area. On a one-story rectangle at 6/12, footprint × 1.118 is closer to 2,240 sq ft before waste. Convert length × width on the square footage calculator before you pick a row.
If your measured roof lands between two rows, use the higher row for budgeting. Rounding the area down is how people understate material and dumpster needs.
The ladder stops at 2,500 sq ft because that covers most single-family questions. Larger footprints still run on the calculators; do not extrapolate by eye from the last row if pitch or roof type changes.
New construction vs tear-off on the same size
Each row has two totals. New construction turns tear-off off. With tear-off keeps one-layer haul-off for architectural asphalt. The gap is strip and dumpster load, not a second shingle package.
On the 2,000 sq ft row the gap is roughly $900–$1,100 once both ends are rounded for display. Exact haul-off on that job is $858 – $1,166 before rounding the grand total.
Tear-off is off. Most jurisdictions allow a second shingle layer under IRC R908, but it does not extend the warranty clock and the deck cannot be inspected without a tear-off. For a roof already at two layers, a tear-off is required.
If your bid says strip, read the With tear-off column. If the house is open framing, read New construction. Do not average them.
Two existing layers raise only the tear-off line on the calculators. This ladder assumes one layer when tear-off is on. If you already have two layers, open the replacement calculator and set layers to 2.
What this ladder locks — and what it leaves out
Material is locked to architectural asphalt at $411–$666 per square installed. Pitch is 6/12. Waste is the gable mid band. ZIP is national average rates.
Standing seam on the same 2,000 sq ft first-cover job is about $40,000 – $55,100, not a small step above asphalt. For other coverings, use the new roof cost material table or the cost calculator.
Assumes a clean rectangle: no deck repair, one layer of penetrations, ground access. Deck repair, skylights, chimney work, fascia, and gutters are outside every row.
1 square = 100 sq ft of roof surface. Per sq ft on the table is total ÷ roof area entered — Total divided by the roof area you entered, not by billable squares.
Steep roofs, hips with high waste, and coastal labor multipliers move totals without changing the square-footage label on your house. Re-run those cases on a calculator instead of stretching this table.
Why a contractor bid may sit above this table
Public 2026 guides often put a mid-size asphalt replacement near $14,500–$22,000. This clean-rectangle 2,000 sq ft replacement row is $10,300 – $17,000. The bid prices rot, cut-up valleys, penetrations, steep staging, and schedule.
Take the row that matches your measured roof surface to the inspection. Ask which lines sit inside the band and which sit outside. The useful conversation is the gap.
If someone quotes only a single $/sq ft without saying whether waste and tear-off are inside, ask for the square count and the haul-off line before you compare it to this ladder.
Same-week scheduling, temporary dry-in, and plywood sheets sold by the sheet — not by the square — are common adders that never appear on a national table.
If the proposal’s square count does not match your measured roof surface, fix that first. Arguing about dollars per square on the wrong area wastes the inspection.
It is a budget estimate, not a bid. Compiled September 2026 from published U.S. cost guides.
How to use this page with the calculators
Find the closest roof-surface row here for a quick band. Then open the roof cost calculator if you need metal, tile, or a job-type flip. Open the replacement calculator when tear-off and layers are already decided.
Pitch and ZIP stay locked on this ladder on purpose. Changing either one belongs on a ticket, not on a 16-row static table that would otherwise sprawl into hundreds of cells.
Material overview without the fine square-footage steps sits on new roof cost. Tear-off, layers, and overlay narrative sits on roof replacement cost. This page answers how much by size.
How much does a new roof cost? FAQ
How much does a new roof cost for a 2,000 sq ft house?
$9,400 – $15,900 if that is about 2,000 sq ft of architectural asphalt roof surface, 6/12, tear-off off, at national average rates (rounded). With tear-off, $10,300 – $17,000. A 2,000 sq ft house is living area until you convert it.
How much does a new roof cost for a 1,500 sq ft house?
$7,200 – $12,200 for about 1,500 sq ft of architectural asphalt with tear-off off; $7,800 – $13,100 with tear-off.
How much does a new roof cost for a 2,500 sq ft house?
$11,700 – $19,500 new construction; $12,800 – $21,000 with tear-off — same asphalt and pitch assumptions as the table.
How much is a new roof per square foot?
On the 2,000 sq ft first-cover row, about $4.72 – $7.93 per sq ft of roof entered. Installed asphalt alone is $4.11–$6.66 per sq ft before waste and dumpster.
Does the table include tear-off?
The With tear-off column does. The New construction column does not. Pick the column that matches the scope on the proposal.
Why is your number lower than other websites?
This sheet prices a clean rectangle at published installed bands. Public mid-size asphalt replacement guides often sit near $14,500–$22,000; the 2,000 sq ft tear-off row here is $10,300 – $17,000. Missing deck and complexity work is the usual gap.
Is living area the same as roof square footage?
No. Living area is a tax-card number. Roof surface is what the crew covers. Convert on the square footage calculator, then pick the closest row.
What if I want metal instead of asphalt?
Standing seam on 2,000 sq ft with tear-off off is about $40,000 – $55,100 ($1,800–$2,450 per square installed). Use the cost calculator or the new roof cost guide for the full material list.
Where do I change pitch or ZIP?
On the roof cost calculator or the replacement calculator. This page locks 6/12 and national average rates so the square-footage ladder stays readable.
How many rows are in the square footage table?
Sixteen: 1,000 through 2,500 sq ft in 100 sq ft steps. Each row runs the same cost engine with only area changed.