Roofing ROI: Is a New Asphalt Shingle Roof Worth it in Your State?

The decision on which material to choose when replacing your roof is not an easy one. It’s a huge, long-term investment that affects your home’s curb appeal and future sale value, among other things. Dave Yevsin, Operations Manager here at Gold Shield Exteriors, points out, “Not all roofs are the same when it comes to return on investment. The quality of materials, installation, and warranties all make a big difference.” 

So it’s worth considering the return on investment (ROI), which differs depending on the type of roof you have installed. Asphalt shingle roofs tend to be more affordable than other roofing types, such as metal roofs, and can offer, on average, as much as a 67.5% ROI.

But the ROI of a new asphalt shingle roof can vary greatly depending on which state you live in, so let’s take a look at the different ROIs across the U.S. and whether or not a roof replacement is worth it for you.

Buyers almost always ask when the roof was last replaced, and a newer roof helps your home sell faster[...]. It also avoids surprise repair costs during inspection and can give you a stronger position when negotiating. Replacing the roof sooner is always cheaper and it’s less stressful than waiting until you’re in the middle of a sale.

Dave Yevsin

Operations Manager

Gold Shield Exteriors

Asphalt Shingle Roof Replacement ROI by State 

A return on investment indicates the percentage of the project's cost that you can expect to recoup when you sell your home. A higher ROI means you'll recover a larger share of the project's expense upon resale.

State	Data	ROI 2025
UT	Salt Lake city	86.5%
NV	Average	85.6%
DC	Washington	85.2%
AR	Average	80.4%
VA	Virginia Beach	79.2%
TN	Average	79.1%
CA	Average	78.9%
ID	Average	75.8%
OR	Medford	75.2%
LA	Average	73.2%
AZ	Average	72.4%
NC	Average	71.9%
WI	Average	70.3%
AL	Average	69.8%
ME	Portland	69.5%
IN	Average	69.4%
MI	Average	69.2%
TX	Average	69.1%
GA	Atlanta	68.6%
SC	Average	68.0%
NM	Albuquerque	67.5%
IL	Average	66.0%
CT	Hartford	65.1%
FL	Average	64.7%
OK	Average	64.4%
PA	Average	63.4%
OH	Average	62.7%
MO	Average	60.6%
MA	Boston	59.4%
MN	Average	58.6%
WA	Average	56.8%
NY	Average	55.6%
KY	Average	47.8%
IA	Average	41.2%
ND	Fargo	35.6%
KS	Wichita	34.4%
NE	Average	21.6%
CO	No Data
MD	No Data
VT	No Data
WV	No Data
SD	No Data
AK	No Data
DE	No Data
HI	No Data
MS	No Data
MT	No Data
NH	No Data
NJ	No Data
RI	No Data
WY	No Data

The East South Central region has the highest average ROI at 81%, 13.5% higher than the national average of 67.5%. 

States With the Best and Worst ROI for Asphalt Shingle Roofing

The return for this project varies as much as 65% between the highest and lowest ROI states, highlighting the vast difference across the country. “It’s also important that the roof is installed to meet local standards. In the Pacific Northwest, for example, we add extra ice and water barriers at eaves and valleys since those areas are most likely to leak,” says Yevsin.

What State Has the Highest ROI on Roofing

After analyzing the latest data on asphalt roof replacement ROIs across major U.S. cities and states, we found that Utah is the state with the highest ROI, offering the highest return on investment at 86.5%. That means homeowners in the Salt Lake City area can expect to recoup about $26,259 of the average $30,373 cost for a new asphalt shingle roof if they sell their home this year.

Following close behind, Nevada and Washington, D.C. see impressive returns of 85.6% and 85.2%, respectively. Arkansas, Virginia, and Tennessee also deliver strong paybacks between 79% and 80%, while California homeowners can expect an average ROI of 78.9%.

Oregon, Idaho, and Louisiana round out the top ten, each reporting ROIs between 73% and 76%. States like Arizona, North Carolina, and Wisconsin remain just below that range but still see solid returns above 70%.

Overall, the 2025 data show that homeowners in western and southern states continue to experience the highest returns on asphalt shingle roof replacements.

What State Has the Lowest ROI on Roofing

Not all states see as high of a return for this project, with Nebraska showing the lowest ROI in the country at 21.6% for an asphalt shingle roof replacement. Homeowners in Kansas and North Dakota also experience relatively low returns at 34.4% and 35.6%, respectively.

If you live in Iowa or Kentucky, you can expect to recoup less than half of your roofing investment, with average ROIs of 41.2% and 47.8%. Returns begin to improve slightly in New York (55.6%) and Washington (56.8%), but still remain well below the national average.

Meanwhile, Minnesota, Massachusetts, and Missouri homeowners can expect ROIs in the 58–61% range, better than in the central states but still lagging behind top-performing regions like Utah or Nevada.

Overall, the data shows that Midwestern states tend to have the lowest roofing ROIs in 2025.

When is a Roof Replacement Worth it?

There are other factors you should consider, aside from which state you live in when deciding whether or not it’s worth replacing your roof. Here’s when it may be worth making the investment:

1. Costly Roof Repairs

If your roof is showing multiple signs of damage, such as leaks, damaged or missing shingles, or structural issues, it may be time to opt for a new roof. Roof repairs can cost $900 on average, up to $16,000, so it’s important to weigh up these costs with those of a total roof replacement, which averages at around $10,000.

Although a roof replacement can be more costly than repairs, fixing minor damage on a regular basis will accumulate the costs towards your roof over the years. A new roof can also be cost-effective, improving your home’s energy efficiency and saving you some money on energy bills in the long run. Consider carrying out a roof inspection so a professional can help you determine whether or not you would benefit from a roof replacement. 

2. The End of Your Roof’s Lifespan

Asphalt shingle roofs typically last between 15 and 40 years. If your roof is nearing the end of its lifespan and is in poor condition, it might be worth replacing it. By proactively replacing the old roof, you're also adding significant value to your property. If you plan on selling your home in the future, a new roof can improve the property’s curb appeal, which can attract homebuyers and potentially lead to a faster sale.

3. The Local Housing Market is in Your Favor

The impact your new roof will have on your home’s value can depend on your local real estate market. This variation is one of the factors behind the differences in return on investment (ROI) from state to state and why in some places a new roof can increase the value of your home and lead to faster sales compared to other areas of the country. 

However, in areas where roofs last longer or where buyers focus on different aspects, the return on investment for a new roof may not be as significant. These are usually areas with good climate conditions, as roofs tend to suffer less damage from high winds, hail, or snow. If you’re unsure as to whether or not a roof replacement would be worth it in your area, it’s best to consult with real estate experts or local appraisers.

A Good Selling Point

No matter where you live, a new roof is always a good selling point that could lead to a fast and successful sale. Buyers tend to be attracted to a new roof as they’re reassured by the fact that they won’t have to think about replacing it for many years to come. 

Trying to sell a home with an old and damaged roof could stir up some issues. If a home inspector finds that your roof has exceeded its expected lifespan or is not structurally sound, it could lead to potential buyers backing out of the sale. 

But again, if you’re unsure about the state of your roof and whether a replacement would be worth the investment, it’s best to consult a professional. An inspection will determine the current roof condition, and you can be advised about whether or not you should carry out any repairs or replace the whole thing before selling your home.

FAQ: New Roof ROI

The cost to re-roof a 2,000 sq ft home varies based on roofing material, labor, roofing company, and location. On average, homeowners can expect to pay between $9,000 and $26,400, depending on whether they choose asphalt shingles, metal, tile, or other premium materials.

On average, asphalt shingle roof replacements return around 60–70% of the roof cost, with some states like Utah seeing returns as high as 86.5%.

Yes, a roof replacement is generally considered a good investment:

• Protects your home: Prevents water damage, mold, and structural issues.

• Improves energy efficiency: New roofing and proper ventilation can lower heating and cooling costs.

• Enhances curb appeal: Fresh shingles increase aesthetic appeal and marketability.

• Long-term savings: Reduces maintenance costs and potential emergency repairs.
  Even though it may not return 100% of the cost in resale value, the protection, energy savings, and improved home appeal make it a worthwhile investment.

Methodology

Our graphics represent the available data from Remodeling’s “Cost vs. Value Report” for the ROI of an asphalt shingle roof replacement across the U.S. To achieve state-by-state data, we took the statistics available for each city in each state and calculated the median average percentage. For those states where the city is mentioned, it was the only available city data for that particular state. Some states had no data available.