The national average to replace a roof on a 2,700-square-foot house is $10,298, but costs can range between $7,916 and $26,085, depending on factors like the floors in your home, your location, and your roofing material.
Your final investment will vary significantly based on whether your home is configured as one story or two stories, since this directly affects the amount of roofing material needed. A single-story 2,700-square-foot home requires substantially more roofing coverage than a two-story home of the same size, translating to higher material and labor costs. The roofing material you select represents your biggest cost decision, with basic asphalt shingles offering the most budget-friendly option and premium materials like clay tiles commanding top-tier pricing. Regional cost variations also play a meaningful role, as labor rates and material availability differ across different parts of the country. Read on to find out more about how much replacing the roof in your 2,700-square-foot home will cost.
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Roof Replacement Costs by Story
The total roof area of your house depends directly on the number of stories, not its interior square footage. A one-story 2,700-square-foot home spreads all its living space across a single level, requiring approximately 3,302 square feet of roof coverage to protect the entire structure. In contrast, a two-story home of the same size stacks its living areas vertically, reducing the roof footprint to roughly 1,693 square feet—essentially cutting the roofing material requirement in half.
According to national housing statistics, 95% of homes at 2,700 square feet feature two-story construction, reflecting both cost efficiency and lot utilization preferences among builders and homeowners. This overwhelming trend toward multi-story design makes sense economically, as building up rather than out reduces both foundation and roofing costs while maximizing living space on smaller lots. The substantial cost difference between one-story and two-story configurations shown in the table below demonstrates why this architectural decision impacts your roofing budget.
| Stories | Est. Roof Square Footage | Average Cost | Cost Range |
|---|---|---|---|
| 1 | 3,302 | $19,174 | $14,738 – $48,810 |
| 2 | 1,693 | $9,831 | $7,557 – $25,026 |
Roof Replacement Costs by Material
Your roofing material selection represents the single most influential factor in determining your project’s final cost, with options spanning from economical asphalt shingles to luxury natural slate installations. Each material category offers distinct performance characteristics, aesthetic qualities, and longevity expectations that directly correlate with its pricing tiers. Asphalt shingles are a popular choice thanks to their reliability, wide availability, and budget-friendly pricing. They typically provide 20–30 years of dependable protection with minimal maintenance requirements.
Meanwhile, metal roofing systems are best for homeowners who prioritize longevity and energy efficiency. They offer 40–70 years of service life while reflecting solar heat to reduce cooling costs during summer months. Wood shingles and shakes offer natural beauty and authentic character that complement traditional architectural styles, though they demand regular maintenance and may face restrictions in fire-prone regions.
Clay tiles excel in hot, sunny climates, where their thermal mass and fire resistance provide exceptional value. However, their substantial weight requires structural evaluation and potential reinforcement of your home’s framing. Natural slate is the premium roofing option with potential lifespans exceeding 100 years, justifying its higher cost through generational durability and timeless aesthetic appeal.
| Material | Commonality in Homes | Estimated Cost for a 2,700-Square-Foot Home |
|---|---|---|
| Asphalt | 75% | $7,916 |
| Metal | 11% | $15,537 |
| Wood | 7% | $19,303 |
| Clay | 3% | $26,085 |
| Slate | 1% | $26,215 |
Roof Replacement Costs by Region
Geographic location creates variations in roof replacement costs, reflecting regional differences in labor markets, material distribution networks, and local building code requirements. The Northeast consistently shows elevated pricing due to higher prevailing wage rates in major metropolitan areas and more stringent building codes that often mandate additional protective measures like ice and water barriers for cold-climate performance.
Southern states frequently offer more competitive pricing thanks to robust contractor competition and generally lower labor costs, though hurricane-prone coastal areas may require upgraded fastening systems and impact-resistant materials that add to project expenses. Midwest pricing typically falls into the moderate range with good contractor availability and reasonable material costs, making this region attractive for homeowners planning major roofing investments.
Western states display major cost variations, with urban areas, such as San Francisco, Seattle, and Los Angeles, charging premium pricing while rural areas maintain more affordable rate structures. Local factors such as municipal permit fees, landfill disposal costs for old roofing materials, and seasonal demand fluctuations further contribute to regional price differences that can significantly impact your budget.
| Region | Cost |
|---|---|
| Northeast | $10,639 |
| South | $10,425 |
| Midwest | $10,614 |
| West | $10,138 |
How Does a Roof Replacement Cost Vary by Home Square Footage?
Based on our math, we’ve found that the cost of a roof replacement increases by about $674 per 100 square feet of living space in a one-story home and $366 per 100 square feet in a two-story home. For every 100 square feet of home, you’ll see roughly an increase of 120 square feet of roof in a one-story home and 60 square feet in a two-story home. This depends on your pitch angle and eaves. For this exercise, we assumed a pitch angle of 6/12 and eaves sticking out 1 foot from the home.
The table below outlines how the cost of your new roof will change based on your square footage:
| Square Footage | Estimated Cost |
|---|---|
| 2,500 | $10,000 |
| 2,600 | $9,933 |
| 2,700 | $10,298 |
| 2,800 | $10,664 |
| 2,900 | $10,829 |
Frequently Asked Questions
How long does roofing installation take?
A roof replacement for a 2,700-square-foot home typically requires 4–8 days to complete, with the timeline depending on your home’s story configuration, materials, roof complexity, and weather conditions. Two-story homes often finish faster despite their larger size because contractors can work more efficiently on the smaller roof footprint, while one-story homes require more time due to the extensive roof area that must be covered.
Standard asphalt shingle installations generally complete on the shorter end of this timeline, while premium materials like slate, clay tiles, or complex metal systems require additional time for specialized installation techniques. Weather delays are inevitable and should be factored into your planning, as high winds or extreme temperatures that compromise worker safety or material performance affect the timeline.
What’s the typical lifespan of a roof?
The lifespan of your new roof depends primarily on the material you select, with asphalt shingles typically lasting 20–30 years, metal roofing systems providing 40–70 years of service, and premium materials like natural slate potentially lasting well over 100 years. Proper installation by qualified contractors and consistent maintenance throughout the roof’s life impact longevity, making these factors nearly as important as material choice in determining your roof’s useful life. Environmental factors such as severe weather exposure, intense UV radiation, extreme temperature fluctuations, and moisture levels also influence how long your roof will perform effectively. Most reputable manufacturers back their products with warranties that reflect realistic lifespan expectations, providing you with additional protection and confidence in your investment.
How do I know when it’s time to replace my roof?
Several clear warning signs indicate your current roof may need replacement, including widespread shingle damage such as curling, cracking, or granule loss, missing shingles after storms, and visible sagging along roof lines that suggests structural issues. Interior symptoms like water stains on ceilings or walls, higher than normal energy bills, ice dam formation in winter, or moisture accumulation in your attic space all point to roof performance problems that warrant professional evaluation.
Age is another factor in replacement timing—if your asphalt shingle roof has reached 18–20 years of service, it’s wise to begin planning for replacement even before obvious problems develop. After significant weather events like hail storms, high winds, or heavy snow loads, schedule a professional inspection since damage isn’t always visible from ground level but can compromise your roof’s integrity.
Should I choose asphalt shingles or upgrade to a premium material?
The decision between asphalt shingles and premium materials depends on your budget, long-term plans for the home, local climate conditions, and personal priorities regarding maintenance and aesthetics. Asphalt shingles offer excellent value for homeowners seeking reliable protection at an affordable price point, with modern architectural shingles providing attractive appearance and solid performance for 25–30 years. Premium materials like metal roofing or clay tiles make sense if you plan to stay in your home long-term, live in an area with extreme weather conditions, or want to minimize future maintenance requirements. While premium materials cost much more upfront, their extended lifespans and lower maintenance needs can make them cost-effective over time.
Factor in your local climate, with metal roofing excelling in areas with heavy snow or hail, clay tiles performing best in hot, sunny regions, and slate offering durability in any environment. Your home’s architectural style and neighborhood character should also influence this decision, as some materials complement certain designs better than others.
How We Get Our Roofing Cost Data
The cost to replace a roof varies based on a few key factors: the home’s square footage, number of stories, roof pitch, type of roofing material, and pricing in your area.
For each home size, we used calculator.net to calculate a total roof area, using a 6/12 roof pitch with one-foot eave overhangs. The calculation includes a weighted average of one-story versus two-story homes across the United States.
We converted the roof area measurement into “squares” (the roofing industry’s standard unit, with one square covering 100 square feet) to align with how materials are sold and priced. Then we sourced material costs directly from RSMeans data from Gordian®, the industry’s leading construction pricing database used by professional contractors nationwide.
For state averages, we used clark.com to find the median home size in each state. While these figures provide an estimate for budgeting purposes, actual prices vary based on region, specific property characteristics, location, and current market conditions. For the most accurate pricing, we recommend requesting quotes from at least two reputable roofing companies in your area.