A roof replacement costs $5,700 to $16,000 on average in 2026, by national published figures, or $3 to $6 per square foot installed. We do not publish a Sioux Falls price list, because the roof sets the price: its size and pitch, how many layers come off, the state of the decking and the material you choose.
Price ranges on this page are national figures published by HomeGuide for 2026. They are not our quotes. Local labor, material prices, the pitch of the roof and what we find under the old shingles move the number up or down. Last checked October 2026.
How much does a new roof cost?
Nationally, a new roof costs $5,700 to $16,000, with an average of $10,800. HomeGuide lists a low of $2,700 and a high of $26,800. Those figures are for an asphalt shingle roof on a typical house. Metal, steep pitches and complex rooflines cost more.
Hail seasons can also move local prices for a while, because many roofs need work at the same time. A written quote after an inspection is the number that counts.
How much does a roof replacement cost per square foot?
An installed roof costs $3 to $6 per square foot for asphalt shingles, by the national figures. Other materials run higher.
| Material | Installed cost per square foot | Typical total |
|---|---|---|
| Asphalt shingles | $3 to $6 | $7,500 to $14,000 |
| Metal | $5 to $16 | $7,500 to $40,000 |
| Wood shakes | $7 to $15 | $12,900 to $28,200 |
| Tile | $7 to $25 | $10,500 to $62,500 |
| Slate | $10 to $30 | $22,000 to $70,000 |
| Flat roof | $3 to $11 | $4,000 to $16,800 |
What is a roofing square?
A roofing square is 100 square feet of roof surface. Roofers measure and price by the square, so a 2,000 square foot roof is 20 squares. The national figure for a shingle roof is $300 to $600 per square installed. Roof area is larger than floor area, because of the pitch and the overhangs.
How much does a roof cost for a 1,500 or 2,000 square foot house?
For a 2,000 square foot house the national range is $6,700 to $13,400, and for a 1,500 square foot house it is $5,000 to $10,100. This table goes by the size of the house, not the roof. HomeGuide puts the roof of a 2,000 square foot house at about 2,235 square feet.
| House size | Roof size | National range |
|---|---|---|
| 1,000 sq ft | 1,120 sq ft | $3,500 to $6,700 |
| 1,500 sq ft | 1,675 sq ft | $5,000 to $10,100 |
| 2,000 sq ft | 2,235 sq ft | $6,700 to $13,400 |
| 2,500 sq ft | 2,795 sq ft | $8,500 to $16,800 |
| 3,000 sq ft | 3,355 sq ft | $10,100 to $20,100 |
How much does it cost to tear off the old roof?
Tear-off of asphalt shingles costs $1 to $3 per square foot nationally. A full tear off and replace job runs $3 to $6 per square foot, or $6,000 to $12,000 for a 2,000 square foot roof. That last figure is by roof size, not house size. HomeGuide publishes no upcharge for a second layer, so we give no number for it. Two layers mean more labor and more dumpster weight, and we show that as its own line.
How much does new plywood or decking add to the cost?
Replacing roof decking costs $2 to $5 per square foot installed, by the national figures. Most roofs need only a few sheets. Older houses in central Sioux Falls and in towns such as Dell Rapids and Canton often have board decking with gaps, and nobody can see all of it until the shingles are off. Ask for a price per sheet or per square foot in the quote, so any added decking is charged at a rate you agreed to.
How much does a metal roof cost compared with shingles?
A metal roof costs $5 to $16 per square foot installed, against $3 to $6 for asphalt shingles, by the national figures. Corrugated panels are $5 to $12 and standing seam is $9 to $16. Metal lasts longer, 30 to 80 years or more by the published figures against 20 to 30 for architectural shingles. Hail can dent metal without making it leak, and some insurance policies treat dents as cosmetic. Ask your agent before you choose.
How much does a flat roof cost to replace?
A flat roof replacement costs $3 to $11 per square foot installed nationally, or $4,000 to $16,800. Commercial flat roofs are listed at $4 to $11 per square foot. The membrane, the insulation under it, the number of drains and curbs and the tear-off all change the price. In our climate the insulation thickness matters, and it is a large part of a commercial quote.
Why are my roof quotes so far apart?
Quotes land far apart because they describe different jobs. Put them side by side and check these points.
- Squares measured. Ask how the roof was measured.
- Tear-off: one layer or two, and who pays for the dumpster.
- Decking: how many sheets are included and the price for more.
- Ice barrier at the eaves and in the valleys, and the type of underlayment.
- Shingle line and whether it is a Class 4 impact-resistant product.
- Flashing: new or reused at chimneys, walls and valleys.
- Vents, pipe boots, drip edge and ridge caps.
- Permit, clean-up and who hauls the debris.
The lowest quote is often the one that reuses old flashing and leaves out the ice barrier.
How do I know if a roof quote is fair?
A roof quote is fair when it is specific and sits near other written quotes for the same scope. Compare it with the national ranges here, then with two other quotes that list the same materials and the same tear-off. A price far below the others usually means something is missing. After a hail storm, be careful with any price that is tied to your insurance payout and not to the work.
What should a roof estimate include?
A roof estimate should include everything needed to build the roof and the terms of the deal. Look for these.
- The roof area in squares and the pitch.
- Tear-off and disposal.
- Decking allowance and unit price for extra.
- Underlayment and ice barrier, with where each goes.
- Shingle or membrane by maker, line and color.
- Flashing, drip edge, vents and pipe boots.
- The building permit and who gets it.
- Start window, payment schedule and warranty terms in writing.
- The contractor's Sioux Falls license and proof of insurance.
Can I finance a new roof?
You can ask us what payment options are available when we give you the quote. We do not publish financing terms here. Many owners also talk to their bank or credit union about a home equity loan or line of credit. HomeGuide publishes no financing or monthly payment figures, so we give none.
The roofer says the price may go up once the old roof is off. Is that normal?
Yes, within limits. Once the old roof is off, the crew can see rotted decking, hidden layers or bad flashing that no one could see before. A fair contract names those items in advance and sets a unit price for each. An open-ended warning with no prices is not fair. Ask for photos of anything found and a written change order before extra work starts.
How much do gutters cost?
Gutters cost $12 to $25 per linear foot installed nationally, or $2,200 to $5,000 for an average home, by HomeGuide's gutter installation page. Its separate page on seamless gutters lists $6 to $20 per linear foot. The two pages do not agree, so treat both as rough guides. Gutters are easiest to replace along with the roof.
How much should a roofer charge for labor?
Labor to install asphalt shingles runs $2.00 to $3.50 per square foot, or $200 to $350 per roofing square, by HomeGuide's national roofing labor page for 2026. Metal is listed at $4 to $8 per square foot. Those are not our rates. Most roofers do not bill labor by the hour on a replacement. They price the whole job, and labor is usually the largest single part of it. A steep or cut-up roof takes more hours for the same area, and HomeGuide publishes no figure for a pitch upcharge, so we give none.
Is a roof priced by the square footage of the house?
No. A roof is priced by the area of the roof, not the square footage of the house. The roof is larger than the floor below it because of the pitch and the overhangs, and an attached garage or porch adds more. A two-story house has about half the roof of a one-story ranch with the same living space. That is why two homes of the same size in the same Sioux Falls subdivision can get quite different quotes. We measure the roof itself.
I have three quotes for the same house: $11,500, $16,800 and $24,000. Which one is right?
Probably none of them is wrong, because they are unlikely to be for the same job. The top quote is more than twice the bottom one, a gap of $12,500, and labor rates alone do not explain that. Ask each roofer for the squares measured, the shingle line, whether it is Class 4, the layers to tear off, the decking allowance and whether flashing is new. The $11,500 quote may leave things out. The $24,000 quote may include a premium shingle, new gutters or a large decking allowance. Once the three scopes match, the prices usually move closer, and then the choice is about the company.
Is $13,500 a good price for a new roof on an 1,800 square foot ranch?
It is a little above the national range, and it may still be fair. HomeGuide's 2026 national figure for an 1,800 square foot house is $6,000 to $12,000, so $13,500 sits $1,500 over the top. That range is not our quote, and it assumes a plain shingle roof. A ranch carries all of its floor area under the roof, and an attached garage adds more. A Class 4 shingle, a second layer to remove, new decking or a full flashing replacement can each explain the gap. Ask what the price includes. If it is a basic shingle over one layer with reused flashing, get another quote.
A free roof inspection with photos and a written quote is the only way to get a real price for your roof. Call (605) 273-7260 or send the form on this page.