A roof is priced by its squares and by every edge, joint and penetration on it. Here is what a typical Massachusetts roof contains, from our own measured estimates.
Size matters, but it is only half of a roofing price. The other half is everything that is not flat field: the eaves that need ice-and-water shield, the valleys where two slopes meet, the ridge, the walls and chimneys that need flashing. A simple 20-square gable and a cut-up 20-square cape with dormers are different jobs. So we measure both — the squares and the lines — and price them separately.
Medians from our measured roofs, 2025–2026, signed and unsigned. 19% had skylights, 23% had hips, 3% had a flat (rubber) section.
Every line has its own measured quantity, so you can see where the money goes — and compare quotes line by line, not just by the total.
Removing the old shingles down to the deck and hauling them away. A second or third layer adds to this line.
Underlayment and the shingle line you choose, by the square plus waste for cuts. The typical roof: 21 squares.
The self-sealing membrane along the eaves and in the valleys, where ice dams and water collect. Typical eaves: 132 ft.
Metal edge and starter strip along eaves and rakes: 132 + 130 ft on the typical roof.
Cap shingles over the ridge (and hips), usually with ridge venting. Typical ridge: 68 ft.
Where two slopes meet; lined and finished separately. 58% of our roofs had them.
Along every wall the roof runs into — dormers, second-story walls. Typical: 34 ft.
Each penetration is flashed and priced on its own; 77% of roofs had a chimney, 19% had skylights.
Soft or rotted boards only show once the old roof is off; replacing them is a separate line.
The building permit, the dumpster and protection for the yard and siding.
| Line item | Unit | Typical (median) | Middle half of roofs |
|---|---|---|---|
| Roof area | squares | 21 | 17–25 |
| Eaves | linear ft | 132 | 105–166 |
| Rakes | linear ft | 130 | 112–144 |
| Ridge | linear ft | 68 | 52–95 |
| Valleys | linear ft | 28 | 18–72 (58% of roofs) |
| Step flashing | linear ft | 34 | 20–50 |
| Chimney | each | 77% of roofs | — |
Median written estimate for a measured roof — middle half $13,500–$22,000, signed and unsigned.
Shape before size. Valleys, dormers, hips and walls add flashing and labor that a plain gable does not have. Pitch — steep roofs need more safety setup and slower work. Layers — each extra layer of old shingles adds tear-off. Shingle line — architectural and designer lines cost more per square. The deck — rotted boards found after tear-off are replaced as their own line.
We measure the roof in squares (one square is 100 sq ft of roof surface) and every edge and joint: eaves, rakes, ridges, hips and valleys, step flashing along walls, chimneys, skylights and vents. Each is priced as its own line — shingles and tear-off by the square, ice-and-water shield, drip edge, starter and ridge cap by the foot, flashing by the piece.
In our measured estimates, the median roof was 21 squares (middle half 17–25), with 68 feet of ridge and 132 feet of eaves. 77% had a chimney and 58% had valleys.
The median written estimate was $17,000; the middle half fell between $13,500 and $22,000.
Two 21-square roofs can differ by thousands: a steep or cut-up roof with valleys, dormers and a chimney needs more flashing, more ice-and-water shield and more labor than a simple gable. Extra layers to tear off and rotted decking also add lines.
Yes — from proposals we wrote for measured Massachusetts roofs, signed and not signed. We publish medians and middle halves only.
How we calculated this. Quantities come from the roof measurements in proposals we wrote for Massachusetts homes, 2025–2026 — signed and not signed. Each roof counts once. Prices are the roofing part of each proposal, rounded to $500. Medians and middle halves only — never a single job, name or address.
Data as of November 9, 2026 · updated automatically every night.
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