What does roofing cost in 2025? Pricing varies by region and can change year to year based on materials, labor, and demand. Here’s what you’ll typically see per square for major roofing materials.
2025 Cost Per Square Summary
| Material | Materials | Labor | Total per Square |
|---|---|---|---|
| 3-Tab Asphalt | $90-120 | $100-150 | $190-270 |
| Architectural Asphalt | $120-180 | $100-150 | $220-330 |
| Metal (Standing Seam) | $350-500 | $150-250 | $500-750 |
| Clay Tile | $500-700 | $200-350 | $700-1,050 |
| Concrete Tile | $350-500 | $200-300 | $550-800 |
| Slate | $900-1,500 | $300-500 | $1,200-2,000 |
| Wood Shake | $450-600 | $200-300 | $650-900 |
One square = 100 square feet
Understanding “Per Square”
The roofing industry measures in squares. One square covers 100 square feet of roof area.
Example: 2,000 sq ft roof = 20 squares
To calculate your squares:
Squares = Total Roof Area ÷ 100
Asphalt Shingles (Most Popular)
3-Tab Shingles
- Cost: $190-270 per square installed
- Lifespan: 15-20 years
- Best for: Budget projects, rental properties
Architectural Shingles
- Cost: $220-330 per square installed
- Lifespan: 25-30 years
- Best for: Most homes, good value
Premium/Designer Shingles
- Cost: $350-500 per square installed
- Lifespan: 30-50 years
- Best for: Upscale homes, curb appeal
2025 Brand Pricing (per square)
| Brand | 3-Tab | Architectural | Premium |
|---|---|---|---|
| GAF | $95 | $130 | $180 |
| Owens Corning | $100 | $140 | $200 |
| CertainTeed | $95 | $145 | $190 |
| Tamko | $85 | $120 | $160 |
Material only, before labor
Metal Roofing
Standing Seam
- Cost: $500-750 per square installed
- Lifespan: 40-70 years
- Best for: Modern homes, energy efficiency
Corrugated Metal
- Cost: $350-500 per square installed
- Lifespan: 30-50 years
- Best for: Barns, outbuildings, budget metal
Metal Shingles
- Cost: $400-600 per square installed
- Lifespan: 40-60 years
- Best for: Traditional look with metal benefits
Metal Cost Factors
- Steel: $350-600 per square
- Aluminum: $400-700 per square
- Copper: $1,200-2,000+ per square
- Zinc: $1,000-1,500 per square
Tile Roofing
Clay Tile
- Cost: $700-1,050 per square installed
- Lifespan: 50-100 years
- Best for: Mediterranean, Spanish style homes
Concrete Tile
- Cost: $550-800 per square installed
- Lifespan: 40-75 years
- Best for: Budget tile option, hot climates
Tile Notes
- Requires structural assessment (heavy)
- Higher labor cost due to weight and breakage
- Limited contractor availability in some areas
Slate Roofing
- Cost: $1,200-2,000+ per square installed
- Lifespan: 75-200 years
- Best for: Historic homes, luxury properties
Slate Types
| Type | Cost/Square | Origin |
|---|---|---|
| Domestic | $1,200-1,600 | Vermont, Pennsylvania |
| Imported | $1,000-1,400 | Spain, China |
| Synthetic | $400-700 | Recycled rubber/plastic |
Wood Shake and Shingle
Cedar Shake
- Cost: $650-900 per square installed
- Lifespan: 25-30 years
- Best for: Rustic, mountain, coastal homes
Cedar Shingles
- Cost: $500-750 per square installed
- Lifespan: 20-25 years
- Best for: Traditional New England style
Wood Notes
- Fire-treated options required in some areas
- Higher maintenance (treating every 2-3 years)
- May not be allowed in fire-prone regions
Complete Project Cost Examples
Average Home (2,000 sq ft roof = 20 squares)
| Material | Low Estimate | High Estimate |
|---|---|---|
| Architectural Asphalt | $4,400 | $6,600 |
| Metal Standing Seam | $10,000 | $15,000 |
| Concrete Tile | $11,000 | $16,000 |
| Slate | $24,000 | $40,000 |
What’s Included
Typical roofing estimate includes:
- Tear-off of old roofing
- Disposal fees
- New underlayment
- Flashing and drip edge
- Ridge vents
- Cleanup
- Permit fees
What’s Often Extra
- Decking repair ($50-100/sheet)
- Additional layers ($50-100/square)
- Steep pitch charge (+20-40%)
- Chimney flashing ($200-500)
- Skylights ($500-1,500 each)
Regional Price Variations
| Region | Cost Multiplier |
|---|---|
| Southeast | 0.90x (lower) |
| Midwest | 1.0x (baseline) |
| Northeast | 1.15x (higher) |
| West Coast | 1.20x (higher) |
| Mountain West | 1.10x (moderate) |
Example: $300/square in Midwest = $360/square on West Coast
Labor Cost Breakdown
| Work Item | Cost/Square |
|---|---|
| Tear-off (1 layer) | $20-40 |
| Tear-off (2 layers) | $40-60 |
| Install asphalt | $80-120 |
| Install metal | $150-250 |
| Install tile | $200-350 |
| Underlayment | $10-20 |
DIY Savings
Can you DIY? Here’s what you’d save:
| Material | DIY Cost | Pro Cost | Savings |
|---|---|---|---|
| Asphalt | $100-150/sq | $250-350/sq | 50-60% |
| Metal | $400-500/sq | $600-800/sq | 30-40% |
DIY Warning: Roofing is dangerous. Falls are one of the leading causes of construction fatalities. Consider:
- Roof pitch (steep = more dangerous)
- Your physical ability
- Warranty implications (often voided)
- Permit requirements
How to Get Best Pricing
- Get 3-4 quotes - Prices can vary significantly between contractors
- Time it right - Off-season (winter) is cheaper
- Bundle work - Gutters + roof saves money
- Check insurance - Storm damage may be covered
- Ask about financing - Some contractors offer financing options
2025 Price Trends\n\nWhat can drive costs up or down:\n- Materials pricing and availability\n- Local labor rates and scheduling\n- Roof complexity (pitch, valleys, tear-off)\n- Insurance and permitting requirements\n- Fuel/delivery costs\n\n## Cost Per Square vs. Per Foot
Some contractors quote per square foot:
| Per Square | Per Sq Ft |
|---|---|
| $300 | $3.00 |
| $500 | $5.00 |
| $800 | $8.00 |
Tip: Convert to squares for easier comparison. Ask for itemized quotes showing materials and labor separately.
Use Our Free Calculator
Our Roofing Calculator estimates your project:
- Enter roof dimensions
- Select material type
- See squares needed
- Get cost estimate
For framing work, try our Rafter Calculator.
Reality Check: Total cost depends on roof size, pitch, tear-off, access, and region. Ask for itemized quotes (materials vs. labor) so you can compare bids apples-to-apples.
References
- OSHA (falls in construction / fall protection): https://www.osha.gov/fall-protection
- U.S. Bureau of Labor Statistics (Producer Price Index): https://www.bls.gov/ppi/
- NRCA (roofing industry resources): https://www.nrca.net/
Content Verification
Quality Assurance Process:
- • Technical formulas cross-referenced with industry standards
- • Verified against: NRCA Roofing Manual, RS Means Cost Data
- • Pricing data sourced from 2025 industry reports
- • Calculations tested in our free calculator tools
Last Verified: 2025-12-20
Editorial Standards: All content is researched, fact-checked, and validated against authoritative sources before publication.