Does a new roof add value? Roof replacement ROI calculator
A new roof is the upgrade buyers expect rather than reward: it protects value more than it creates it. Asphalt recovers about two-thirds of its cost at resale; metal costs more and recovers about half — but lasts two to three times longer.
Directional estimate using national cost-vs-value recoup rates (2025 Cost vs. Value report). Returns vary widely by market, quality, and timing — not an appraisal.
How much value does a new roof add?
An asphalt shingle roof replacement (about $32,000 for 30 squares with new underlayment and flashing) recouped roughly 68% of its cost in the 2025 Cost vs. Value report. A standing-seam metal roof (about $52,000) recouped about 50%. Neither pays back in full, because buyers assume a sound roof; what a new roof really does is remove the single biggest inspection objection and the price cut that comes with it.
Put differently: an old roof can cost you more than a new one does. Buyers routinely ask for $15,000–$30,000 off, or walk, when the inspector flags a roof with a few years left.
What drives roof ROI
The roof you are replacing. Replacing a failing roof protects value; replacing a 10-year-old roof adds almost nothing.
Material match. Metal pays back best in snow, wind and wildfire regions and on homes where it fits the architecture.
Insurance. A new roof often lowers premiums and, in hail and hurricane states, can be the difference between coverage and none.
Transferable warranty. A manufacturer warranty that transfers is a real selling point.
Asphalt vs. metal
Asphalt: lower cost, higher recoup, 20–30-year life — the default for resale.
Metal: 60% more expensive, lower recoup, 40–70-year life, better in harsh weather — the choice if you are staying or in a severe climate.
Put it in context
Compare this against other projects with the Increase Home Value calculator, check what your home is worth with the Home Value Estimator, and see local prices on the home values map.