Source: This Old House, “How Much Does a New Roof Cost?”, updated October 7, 2026. National averages, not a quote.
The national roof replacement price for asphalt shingles averages about $5.16 per square foot of roof, installed, according to This Old House’s October 2026 guide. That works out to about $8,772 for a 1,700 square foot roof, which is close to the size of the average American roof. Metal averages about $19.30 per square foot on the same guide. Where your house lands depends on the roof’s real size, its pitch, how many old layers come off, and what is waiting under them.
We are the Afford-A-Pro team in Jasper. This guide works through the published prices at the house sizes people ask about, why a one-story house can cost more to roof than a two-story one, and what a written estimate from us covers. If you already know the roof is done, our roof replacement page explains how the job runs.
In this guide
- Roof replacement price by roof size
- Why a ranch house can cost more than a two-story
- Shingles or metal: the price gap
- How to estimate your own roof
- What pushes the price up
- Is there a cheaper time of year?
- Paying for a new roof in Tennessee
- What goes into a quote from us
- Roof replacement price questions
Roof Replacement Price by Roof Size
This Old House prices replacements by the area of the roof itself. Here is its 2026 table for shingles and metal at common roof sizes:
| Roof area | Asphalt shingles | Metal |
|---|---|---|
| 1,000 sq ft | $5,160 | $19,300 |
| 1,500 sq ft | $7,740 | $28,950 |
| 2,000 sq ft | $10,320 | $38,600 |
| 2,500 sq ft | $12,900 | $48,250 |
| 3,000 sq ft | $15,480 | $57,900 |
Source: This Old House, updated October 7, 2026. Low-slope, simple roof shapes.
So the average cost to replace shingles on a roof with 2,000 square feet of surface is about $10,320, and a 1,000 square foot roof is about $5,160. For a 1,200 square foot roof, the same rate gives about $6,190 in asphalt. For a 2,300 square foot roof, about $11,870.
Those are averages for easy roofs. This Old House’s own homeowner survey found 52% of respondents paid between $5,001 and $20,000, which shows how far real roofs spread from the table.
Why a Ranch House Can Cost More Than a Two-Story
The price follows the roof, not the living space. A one-story house spreads all of its floor area under one roof, plus overhangs, while a two-story house stacks half of it.
This Old House’s guide for a 2,600 square foot home, updated June 2026, shows how big that gap gets. A one-story house that size has about 3,183 square feet of roof, with an average price of $18,483. A two-story house with the same living space has about 1,633 square feet of roof and averages $9,483. Same house size, about twice the roof.
That matters if your home is a single-story ranch or a manufactured home. If you are pricing from your home’s square footage, adjust for the number of stories first.
Shingles or Metal: The Price Gap
Shingles cost less up front. On This Old House’s 2026 numbers, metal runs close to four times the asphalt price per square foot. What you get for the difference is lifespan: the same guide puts asphalt at 30 to 35 years and metal at 40 to 70.
The right choice depends on how long you plan to stay in the house, your budget and the look you want. We install architectural shingles, ribbed metal panels and standing seam, and your free estimate can include more than one option so you can compare them side by side. For the metal side in detail, see our guide to metal roofing cost.
How to Estimate Your Own Roof
Roofers price by the square, which is 100 square feet of roof. To calculate a rough roof replacement cost:
- Start with the roof’s area. Measure each slope if you can. If you only know your floor area, a one-story home’s roof is larger than its floor, and a two-story home’s is roughly half, before pitch.
- Convert to squares. Divide by 100. A 1,800 square foot roof is 18 squares.
- Multiply by a rate. At This Old House’s $5.16 per square foot for asphalt, a square is about $516, so 18 squares is about $9,290.
- Leave room for what you can’t see. Steep pitch, extra layers and soft decking only show up on the roof.
That number is for budgeting. The real price comes from someone measuring and walking the roof.
What Pushes the Price Up
This Old House puts labor at about 65% of a roofing project, with roofing labor averaging about $75 an hour. Anything that adds time on the roof adds to the bill:
- Pitch. A steep roof needs more safety equipment and slower work. A very low pitch needs extra materials, like a self-sealing membrane.
- Layers. Most building codes allow two layers of asphalt shingles, according to This Old House. A roof that already has two has to come all the way off, and each layer adds tear-off time and debris.
- Decking. Rotted or water-damaged boards have to be replaced before the new roof goes on. How much depends on how long the old roof was letting water in.
- Shape. Valleys, dormers, chimneys and skylights all add cutting and flashing.
- Permits. This Old House notes that permits are an extra cost that often isn’t in the first estimate. Ask whether yours includes them.
Is There a Cheaper Time of Year?
Sometimes. This Old House says spring and winter can be good times to book because contractors have fewer projects, and calls spring and summer peak season with higher prices. In practice, the cheapest time to replace a roof is before a leak turns into rotted decking. Planning ahead also gives you time to compare options instead of deciding the week after a storm.
Paying for a New Roof in Tennessee
Two things from the Tennessee Department of Commerce and Insurance are worth knowing before you sign. Its January 2026 consumer notice says that for home improvement projects, state law limits deposits to one-third of the contract price. It also suggests checking a contractor’s license at verify.tn.gov and not signing anything under pressure (TDCI, January 30, 2026).
If the cost is the hurdle, we offer financing options for qualifying homeowners on full replacements. Ask about current options when you call or request your free estimate.
If a storm damaged the roof, insurance may change the math. Your policy decides it, so check with your insurance carrier. After a storm we inspect the roof at no charge and provide damage documentation, photographs and a written assessment you can give your insurance company.
What Goes Into a Quote From Us
We don’t publish a roof price, because the roof decides it. Here is what a written estimate from Afford-A-Pro covers:
- A free on-site inspection. We look at the roof, measure it, and check the decking and the existing layers.
- An itemized written proposal. Labor, materials and disposal are listed, and we walk you through every line before you decide.
- Tear-off to the decking. Existing roofing comes off, and any rotted or soft boards are replaced before new materials go down.
- New underlayment, drip edge and flashing at every penetration, valley and eave, then your shingles or metal and the ridge cap.
- Full cleanup. Old materials are hauled away, and we magnet-sweep the yard for stray fasteners.
We have been replacing roofs in Jasper and the Sequatchie Valley for more than 15 years, and we work in Jasper, Kimball, South Pittsburg, Winchester, and across the Alabama line in Bridgeport and Stevenson. For a real number on your own house, see our roof replacement service or use the form on this page.
Roof Replacement Price Questions
How much is a roof replacement for a 2,000 square foot home?
It depends on the roof area, not just the floor area. This Old House prices 2,000 square feet of asphalt shingle roof at about $10,320 and metal at about $38,600. A one-story 2,000 square foot house has more roof than that, and a two-story house has less.
What is the average cost to replace shingles on a roof?
This Old House's October 2026 guide puts asphalt shingles at about $5.16 per square foot of roof installed. For the average U.S. roof of about 1,700 square feet, that is about $8,772.
Is it cheaper to replace a roof with shingles or metal?
Shingles are cheaper up front. This Old House lists metal at about $19.30 per square foot against about $5.16 for asphalt. Metal lasts longer, 40 to 70 years against 30 to 35 for asphalt by the same source.
What time of year is the cheapest to replace a roof?
This Old House says spring and winter can be good times because contractors have fewer projects, and calls spring and summer peak season. The bigger saving is replacing a worn roof before a leak damages the decking.
Can roofers replace a roof in one day?
Some small, simple roofs can be done in a day. Most residential replacements we do take one to three days, depending on the size of the home, the roofing system and whether decking needs replacing. You get a timeline before work begins.
What are five signs that my roof needs to be replaced?
A roof 20 or more years old, widespread granule loss on the shingles, multiple layers already on the roof, sagging or soft spots in the decking, and recurring leaks in different areas. Our free inspection tells you honestly whether repair or replacement is the better buy.