Cost $4,300Adds $8,342
Your estimate
Cost
$30,700
Adds at resale
$17,499
Recouped
57%
National planning figure: $30,700 cost, 57% recouped. Ranked #19 of 27 projects by ROI.
A new roof is rarely exciting to buyers, but a worn one is a red flag. Inspectors, insurers and lenders all look at roof age, so a failing roof often costs more in price cuts than replacing it would.
Why it scores where it does
- Buyers expect a sound roof; it prevents a deduction more than it adds a premium.
- Insurers in some states restrict cover for older roofs, which affects buyers.
- Architectural shingles look better than 3-tab and are the norm now.
Get the most from it
- If the roof is under 10 years old, disclose its age rather than replacing it.
- Keep the warranty paperwork to hand over at sale.
- Get two or three quotes; tear-off and decking repairs drive the variance.
Roof replacement (asphalt) ROI by region
| Region | Cost | Value added | % recouped | Level |
|---|---|---|---|---|
| Pacific | $36,840 | $22,399 | 61% | |
| Mountain | $30,700 | $18,549 | 60% | |
| South Atlantic | $29,165 | $16,799 | 58% | |
| New England | $34,384 | $19,249 | 56% | |
| West South Central | $28,244 | $15,224 | 54% | |
| East South Central | $27,630 | $14,699 | 53% | |
| Middle Atlantic | $33,770 | $17,849 | 53% | |
| West North Central | $30,086 | $15,399 | 51% | |
| East North Central | $30,393 | $15,049 | 50% |
Frequently asked questions
Does a new roof increase home value?
It raises value by roughly half to two-thirds of its cost on average. Its bigger effect is removing a reason for buyers to demand a discount or walk away.
Should I replace my roof before selling?
If it is near the end of its life (roughly 20+ years for asphalt) or has active leaks, replacing or offering a credit is usually wise. A mid-life roof rarely justifies replacement.
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