What does roofing cost in 2025? Prices have risen 6-10% since 2024 due to material costs and labor shortages. Here’s what you’ll pay per square for every major roofing material.
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 cause 30% of construction deaths. 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 vary 20-40%
- Time it right - Off-season (winter) is cheaper
- Bundle work - Gutters + roof saves money
- Check insurance - Storm damage may be covered
- Ask about financing - Many offer 0% options
2025 Price Trends
What’s driving costs up:
- Material inflation: 6-10% increase from 2024
- Labor shortage: Skilled roofers in demand
- Tariffs: Steel/aluminum tariffs affect metal
- Insurance: Higher premiums for contractors
- Fuel costs: Delivery expenses rising
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.
2025 Reality Check: Expect to pay $5,000-8,000 for a typical asphalt re-roof on an average home. Metal costs 2-3x more upfront but lasts 2-3x longer. Get quotes early—quality contractors book months ahead.