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How we estimate your roof price
No black box. Here is every step, every source and every number we use. If you'd price a roof differently, the math is here to argue with.
The short versionWe measure your roof from aerial data, multiply by 2026 installed prices for the material, adjust for your region, add labor for steep or tall roofs, old layers and a permit, then round to the nearest $100. The result is a low and a high number, never a single price.
The 10 steps, in order
- Find the roofWe match your address to the exact building with Google address data and pull its location.
- Measure it from aboveAn aerial measurement provider returns the roof surface area, the main pitch and the number of squares.
- Add other buildingsThe aerial measurement covers the main roof. If you add a detached garage or a shed, we add 18% or 28% roof area.
- Price the materialWe multiply the roof surface by the installed cost per square foot for the material you pick, using a low and a high rate. Installed prices already include material waste, so we don't charge it twice.
- Adjust for your regionWe apply the regional cost factor for your state, based on the 2025 Cost vs Value report.
- Add labor for steep or tall roofsLabor is about 35% of a roofing job. A roof at 7/12 or steeper adds 20% to labor, 10/12 or steeper adds 40%. A second story adds 15% to labor, a third adds 30%. On the whole job that works out to roughly 5% to 14%.
- Add old layersIf there are two layers of shingles, we add $50 to $100 per square to tear off the second one.
- Add permitsWe add $150 to $500 for the roofing permit most towns require.
- Widen for confidenceMeasured roofs get 4% each way for measurement tolerance. Rough estimates from home size widen by 20%, so the range stays honest.
- Round itWe round both ends to the nearest $100. False precision helps nobody.
Installed price per square foot
National averages for 2026, before regional adjustment. Prices cover material, labor, tear-off of one layer and cleanup.
| Material | Low | High |
|---|---|---|
| 3-tab asphalt shingles | $4 | $6 |
| Architectural asphalt shingles | $5 | $8 |
| Impact-resistant Class 4 shingles | $8 | $13 |
| Exposed-fastener metal | $6 | $10 |
| Standing-seam metal | $10 | $18 |
| Concrete tile | $7 | $19 |
| Clay tile | $11 | $25 |
| Synthetic slate or shake | $12 | $20 |
| Natural slate | $15 | $30 |
| Cedar shake | $10 | $18 |
How sure we are
| What we had | Label you see | Range width |
|---|---|---|
| An aerial measurement of the roof | Measured from aerial data | 4% each way for measurement tolerance |
| No measurement, so home size, stories and a pitch answer | Rough estimate from home size | Widened by 20% |
What the range leaves out
Not in the range
- Rotted or soft decking, found only once the old roof comes off.
- Major structural repairs, new gutters, skylights or chimney rebuilds.
- Upgrades you choose with the roofer, like premium underlayment or a different color line.
Repairs
We don't price repairs from above. A small leak and a failing valley look the same from the sky. When you pick "Leak or repair," we skip the replacement range and set up a free inspection instead.
Sources
- Material ratesThe Roofing Brief, 2026 Roofing Cost Report, cross-checked with Angi data via NerdWallet.
- Regional factors2025 Cost vs Value report, asphalt roofing replacement by census division, summarized by The Roofing Brief.
- Permit rangeNerdWallet.
- Roof measurementsAerial roof data from a licensed measurement provider, matched to your address with Google address data.
Our accuracy promise
We ask partner roofers for their real signed prices and compare them with our ranges. Once we have enough jobs to say it honestly, we'll publish how often the final price lands inside our range. Until then, we won't put a made-up accuracy number on this page.
