Let’s get right to it: Does a new roof increase home value?
The short answer is yes, a new roof can increase your home’s value—both in terms of market price and buyer appeal. Many buyers are hesitant to take on the cost and hassle of a roof replacement, so having a new one already in place can make your home stand out.
In this Redfin guide, we’ll break down everything you need to know to get your roof in tip-top shape and help you maximize your ROI —whether you’re planning to sell or simply want to boost your home’s curb appeal, from Denver, CO to Boston, MA.
Your roof condition matters
If you’re planning on selling your home, it’s important to remember that your home’s exterior is the first thing buyers see. The roof is front and center, so if it’s visibly worn, damaged, or leaking, buyers may assume there are bigger problems hidden beneath the surface.
Most buyers will have a roof inspection done before making an offer or closing. If there are obvious problems, it can lead to:
- Fewer offers: buyers may be hesitant to make an offer on a home with visible roof issues, fearing costly repairs.
- A longer time on the market: homes with roof problems often sit unsold longer as buyers look for move-in ready options.
- Repair requests or lower offers after inspections: even interested buyers may ask for repairs or reduce their offer once a roof inspection reveals damage.
How much value does a new roof add?
A new roof can boost your home’s value—both in terms of sale price and buyer appeal. On average, homeowners can expect to recoup about 52% of the roof replacement cost when they sell. That means if you spend $10,000 on a new roof, your home’s value could increase by roughly $4,500 to $6,000.
Beyond the numbers,if your roof is old or damaged, replacing it before selling can help you avoid deal-killing inspection issues, attract more buyers, and boost your ROI. But if your roof is still in decent shape, selling it as-is, while adjusting the price or offering a credit to buyers, can be a smart move. The exact value added depends on factors like your local housing market, the condition of your current roof, and the quality of the new materials.
According to data from Angi, here’s a look at the ROI for different types of roof replacements:
| Material | Average cost (2,000 sq ft) | Typical ROI |
| Cedar Shake | $10,200–25,500 | 57% |
| Clay/Concrete Tile | $17,000–26,500 | 57% |
| Slate | $8,800–22,000 | 57% |
| Asphalt Shingles | $15,000–18,000 | 55% |
| Metal | $11,400–35,200 | 50% |
Roof repair vs. replacement: What are your options?
Figuring out whether to repair your roof or replace it completely can be challenging. It really depends on the extent of the damage, your budget, and your selling timeline. To help you decide, here are some common signs you can check right now that might mean it’s time for some updates to your roof:
Does your roof have:
- Curling, cracked, or missing shingles?
- Sagging or uneven spots?
- Granules collecting in the gutters?
- Water stains or leaks inside the house?
If you answered yes to any of these, it’s probably time to invest in your roof. You’re probably wondering whether to repair or replace it — Don’t worry, we’ve outlined your options to help you make the best decision for your home and situation.
Repair or replace: Decision guide
| Situation | Recommended solution |
| A few shingles are damaged, curling or cracked | Spot repairs— easily and cheaply replaced; just ensure new shingles match the existing roof. |
| Water stair or one area is worn or leaking | Partial re-roof — a cost-effective fix for limited damage, but can only be done a few times before a full replacement is needed. |
| Roof is 20+ years old | Full replacement (tear-off vs. overlay) — aging roofs may cause bigger problems, so a new roof protects your home and boosts its value. |
| Sagging or uneven spots | Full replacement — often indicates structural damage needing professional assessment; a new roof ensures safety and stability. |
| Granules collecting in the gutters | Spot repairs or partial re-roof — granule loss signals aging shingles; repair or replace to maintain protection. |
What’s the cost of a new roof in 2025?
Roof replacement costs can vary, but here’s the scoop:in 2025, a roof replacement can cost between $4 and $11 per square foot. For most homes, that adds up to a total cost between $8,000 and $30,000.
The price depends on three main factors:
- Roof size: The bigger your roof, the more materials and work it’ll take, so it’s going to cost more.
- Materials: What you choose to put on your roof matters a lot. A simple asphalt shingle is usually the cheapest, but if you want something like metal, tile, or slate, expect to pay more.
- Location: If you’re in an area with a high cost of living or tough weather that can drive up the cost. Plus, local rules and permits might add to the bill as well.
Keep in mind that tricky roof designs, steep slopes, or extra repairs can increase the price.
The bottom line on roof replacement and home value
So, does a new roof increase home value in 2025? Absolutely, but it depends on your situation. If your roof is aging, damaged, or showing signs of wear, replacing it can be a smart investment that improves curb appeal, helps your home sell faster, and boosts your return.
That said, a full replacement isn’t always necessary. Sometimes a simple repair or partial re-roof can do the trick—especially if you’re not planning to sell right away.
The key is knowing what shape your roof is in, understanding your options, and weighing the costs against the potential ROI. Whether you’re prepping to list your home or just want peace of mind for the years ahead, investing in your roof is an upgrade that pays off in more ways than one.
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