Asphalt Shingle Roof Replacement cost: McLean vs Richmond (2026)
In 2026, asphalt shingle roof replacement is about 9% more expensive in McLean than in Richmond. Most homeowners pay around $9,900 in McLean versus $9,050 in Richmond — a gap of roughly $850.
McLean VA
Typically around $9,900
Richmond VA
Lower costTypically around $9,050
McLean vs Richmond: full breakdown
| Factor | McLean | Richmond |
|---|---|---|
| Typical 2026 cost | $9,900 | $9,050 |
| Estimated range | $6,450–$13,300 | $5,900–$12,150 |
| Labor index (vs US) | ×1.08 | ×0.99 |
| Climate zone | Mixed | Mixed |
| Climate factor | ×1 | ×1 |
| Local permit | $300 | $275 |
| Labor share | $5,950 | $5,450 |
| Materials/equipment | $3,950 | $3,600 |
Asphalt shingle roof replacement numbers here are 2026 planning ranges, adjusted per city — useful for budgeting, not a substitute for an actual quote.
Is the gap worth worrying about?
A 9% gap is meaningful on a project this size — about $850. That's real money, but it's often within reach of off-season timing and a tighter apples-to-apples bid in McLean.
Asphalt shingle roof replacement by type: McLean vs Richmond
We localize each asphalt shingle roof replacement type separately for both metros, applying the same labor, climate and permit adjustments each time, so you're comparing like for like.
| Type | McLean | Richmond |
|---|---|---|
| 3-tab shingles | $6,450–$11,150 | $5,900–$10,150 |
| Architectural shingles | $7,900–$13,300 | $7,200–$12,150 |
Localized 2026 planning estimates — not quotes. Each city adjusts the national asphalt shingle roof replacement range for local labor, climate and permits.
Asphalt shingle roof replacement by roof size: McLean vs Richmond
Roofing is priced per 'square' (100 sq ft of roof). A roof is bigger than the home's footprint because of pitch and overhangs — a 2,000 sq ft home often has a 2,200–2,600 sq ft roof. Asphalt runs about $3–$5 per sq ft installed.
| Size | McLean | Richmond |
|---|---|---|
| 1,000 sq ft (10 squares) | $4,400–$7,900 | $4,050–$7,200 |
| 1,500 sq ft (15 squares) | $5,700–$10,600 | $5,200–$9,650 |
| 2,000 sq ft (20 squares) | $6,450–$13,300 | $5,900–$12,150 |
| 2,500 sq ft (25 squares) | $8,400–$15,450 | $7,700–$14,100 |
| 3,000 sq ft (30 squares) | $10,050–$18,700 | $9,150–$17,050 |
| 3,500+ sq ft (35 squares) | $11,650–$21,950 | $10,650–$20,050 |
Localized 2026 planning estimates — not quotes. Each city adjusts the national asphalt shingle roof replacement range for local labor, climate and permits.
What roofing pros earn in each metro
With labor making up about 60% of a asphalt shingle roof replacement job, wage differences between metros do most of the work here. These figures are real BLS OEWS installer wages, not modeled estimates.
Washington-Arlington-Alexandria metro · about 14% above the US average installer wage.
No BLS metro wage series for Richmond; we use Virginia regional price parity instead.
Source: U.S. Bureau of Labor Statistics, OEWS metro wages for HVAC installers (used as a trade-labor index).
Cheapest time for asphalt shingle roof replacement in either city
Shingles need warm, dry weather to seal, and demand peaks after summer storms. Booking in the slow late-fall/winter window for a spring install often unlocks off-season pricing.
Where does a smart roofing budget go in 2026?
Tear-off vs. overlay, shingle tier and what's hidden under the deck decide the real number. Our editors on the trade-offs.
The do-it-right case
Pay for a full tear-off and quality underlayment, flashing and ventilation. An overlay saves money today but traps heat, voids some warranties and costs more at the next replacement.
The risk case
Budget for the unknown: rotten decking found at tear-off is the most common surprise. Get the per-sheet repair rate in writing up front so a "cheap" bid doesn't balloon mid-job.
The value case
Architectural shingles hit the sweet spot — far more durable than 3-tab for a modest premium, and far cheaper than metal or tile. For most homes they're the right default.
Full tear-off, architectural shingles and a written deck-repair rate protect you from the two big risks — hidden rot and warranty gaps. The lowest storm-season bid is rarely the cheapest over the roof's life.
McLean vs Richmond
Is asphalt shingle roof replacement cheaper in McLean or Richmond?
Yes — McLean costs more. Expect around $9,900 for asphalt shingle roof replacement there against $9,050 in Richmond, about $850 (9%) apart in 2026.
Why does asphalt shingle roof replacement cost more in McLean than Richmond?
Labor rates explain most of it — 1.08 in McLean vs 0.99 in Richmond. A mixed climate versus mixed, along with differing permit costs, accounts for the rest.
How much is asphalt shingle roof replacement in McLean, VA?
McLean homeowners can expect $6,450 to $13,300 for asphalt shingle roof replacement in 2026, with $9,900 the typical number.
When is the cheapest time to buy asphalt shingle roof replacement — and does it differ by city?
The best window is the same in both McLean and Richmond: Late spring to early fall (dry, 45–85°F), when demand drops and installers discount to keep crews busy — typically 5–10% off peak pricing. The most expensive time anywhere is an emergency replacement during mid-winter and the post-storm rush.
Should I choose where to live based on asphalt shingle roof replacement cost?
Not really — the $850 gap is one-time, and smart timing and tighter quotes in McLean can shrink it. Factors that compound over time, like energy prices and home condition, deserve more weight than a single upfront difference.
Compare asphalt shingle roof replacement in other cities
Updated June 2026 · By Serhat Özçelik