A new roof is unique among home improvements. Unlike a kitchen remodel (which is for style), a roof is a functional necessity. But does it pay you back?
According to the 2024 Remodeling Impact Report by the National Association of Realtors (NAR), a new roof offers one of the highest returns on investment (ROI) of any exterior project.
The Magic Number: 60% to 85%
On average, homeowners recover 60% to 85% of the roof’s cost in increased home appraisal value immediately after installation.
Asphalt Shingles
Typically recover ~60-65%.
Example: You spend $15,000.
Your home value rises by $9,000.
True cost = $6,000.
Metal Roofing
Typically recovers ~85%.
Example: You spend $30,000.
Your home value rises by $25,500.
True cost = $4,500.
Why Metal Has Higher ROI
Metal roofs are viewed as “Lifetime Assets” by home appraisers. While an asphalt roof is a liability that depreciates every year, a metal roof is often listed as a premium feature in real estate listings, justifying a higher asking price.
The “Curb Appeal” Factor
Beyond the appraisal data, a new roof speeds up the sale. A roof with visible wear (curling shingles, moss) is the #1 reason buyers walk away or demand a price reduction during closing. A new roof removes this friction, often leading to full-asking-price offers.