How much does a roof replacement cost in Seattle?

An asphalt shingle roof replacement in the Seattle area has a median base price of $9.42 per square foot, plus tax. On a 2,500 sq ft roof that's about $23,500, before add-ons, steep and pack charges, and tax.

That's the median of every shingle option from 569 average RoofSmart jobs in the last 12 months, with outliers left out. Half of them fell between $8.32 and $10.65 per sq ft. The median base price per option was $22,396.

The base is the roof itself. Add-ons like ventilation, sheathing and gutters, the steep-roof charge, and the pack in / pack out charge are each priced on their own line, so you can see what your roof needs and why.

Why are online averages for Seattle lower than a real bid?

Published averages for a Seattle roof replacement, like Angi's $12,646 and InstantRoofer's $14,211, are models, not bids. Their models leave out tear-off and the add-ons a real roof needs, so their numbers aren't a bid for the same scope. The median shingle base price across 569 average RoofSmart jobs in the last 12 months, with outliers left out, was $22,396, before any add-ons.

We're roofing nerds, so we show the receipt instead of a range with no size attached. And before any of these numbers matter, we look at your roof. If you don't need a new roof, we say so.

Owens Corning Oakridge had a median base of $7.59 per sq ft, CertainTeed Landmark or Owens Corning Duration $9.42 and CertainTeed Northgate $10.34, plus tax.

• Oakridge (Owens Corning)
  $7.59 per sq ft base

• Landmark (CertainTeed) or Duration (Owens Corning)
  Our $9.42 base price is built on Landmark or Duration.

• Northgate (CertainTeed)
  $10.34 per sq ft base

On the same roof, Northgate was about $2.75 per sq ft more than Oakridge.

Other shingles we priced: Presidential $11.82.

Three things sit outside the base rate: a steep-roof charge, a pack in / pack out charge for hard access, and add-ons your roof may need. Each one is its own line.

The steep charge is small on 7/12 to 8/12 roofs and grows from 9/12 up. Pack in / pack out is usually the larger of the two.

What does a real receipt look like?

Federal Way, September 2026, 1,761 sq ft, 4/12, great access, CertainTeed Landmark

No steep or pack charge on this roof. The base includes tear-off, haul and dump ($592 on this job), underlayment, starter, flashing and pipe boots. The same proposal priced Oakridge at a $10,842 base ($19,571 subtotal) and Northgate at $15,257 ($23,985 subtotal). Every product on this roof came in below its median. It's an easy roof.

Seattle, April 2026, 1,368 sq ft, 10/12, limited access, Duration Flex

None of those extra lines are padding. Each one comes out of what we find on your roof. If your attic is dry and your gutters are sound, they stay off the bid.

Smaller roofs cost more per square foot. Roofs under 1,800 sq ft had a median base of $10.41 per sq ft, about $1.00 more than the overall median, plus tax.

A real redeck moves these numbers. That's why we measure before we price.

Pitch, access and roof size, not a different company. Here are two real RoofSmart proposals from 2026.

• Maple Valley, August 2026
  1,919 sq ft, 4/12, good access, Oakridge
  Base $7.00 per sq ft, plus tax
  No steep or pack charge.

• Seattle, April 2026
  1,368 sq ft, 10/12, limited access, Duration Flex
  Base $12.38 per sq ft, plus $959 steep and $2,673 pack, plus tax

The Seattle roof is smaller, steeper and harder to reach. Smaller roofs cost more per foot, and steep, hard-access roofs carry their own lines.

Does RoofSmart work in Bellevue, Edmonds, Kent and Tacoma?

Yes. We serve King, Pierce, Snohomish, Thurston and Kitsap counties, including Seattle, Bellevue, Kent, Federal Way, Tacoma, Edmonds and Everett. Our office is in Kent. Seattle city roofs ran $10.59 per sq ft base, and they're smaller (median 1,686 sq ft).

Flat roofs of 600 sq ft and up had a median base of $12.86 per sq ft of roof area, with half between $11.11 and $14.24, plus tax, before add-ons.

Smaller flat sections under 600 sq ft cost more per foot because setup is fixed, so we price those as a job. The median job price was about $9,400, plus tax.

Shingle is one roof. Here is what other work ran, plus tax. Metal, flat and Euroshield are base rates from 569 average RoofSmart jobs in the last 12 months, with outliers left out, before add-ons, steep and pack charges.

Repair prices are repair prices. A replacement-size number is never a repair cost.

Real slate and tile are rare as new installs around here, so synthetic is the likely choice for a slate or tile look.

Want the longer story on new-roof costs? Read what a new roof costs in the Seattle area.

1. Diagnosis first. Our free SmartMatch Needs Analysis starts with a call to (206) 487-4877. An estimator walks the roof and, where it's safe, the attic.
2. Plain-English findings. You get repair vs replace vs monitor, which tests are optional, and the next step. If you don't need a new roof, we say so.
3. Proposal with side-by-side options. Same roof, different products, so you can see exactly what each step up buys. Base, add-ons, steep and pack charges each get their own line.
4. Prices plus tax. Tax is added at the job city's rate. It's never folded into the bid.
5. Permits: we pull them when the job needs one. See when you need a permit for roof work in Seattle.

No invented urgency. RoofSmart has been roofing since 2011, with 500+ full replacements a year. Homeowners give us 4.9 on Google, 400+ reviews across platforms.