What a Roof Replacement Costs in Littleton (2026)
Roof replacement cost Littleton homeowners get quoted in 2026 runs from about $9,000 for a small ranch to $36,000 for a big custom home in Ken Caryl Valley, with most two-story houses landing between $12,000 and $22,000. That's a wide range, and the reason is that a roof is priced by area, pitch, and what's underneath, not by the size of the house. Here's how the number is built.
The unit: a square
Roofers price in squares — 100 square feet of roof surface. A 2,000 sq ft two-story doesn't have a 2,000 sq ft roof; it has a footprint of about 1,000 sq ft, and with pitch, overhangs and a garage the roof is 24–28 squares. A 1,600 sq ft tri-level in Southpark with a shallow roof might be 20 squares. A 2,600 sq ft Southridge two-story with a 10/12 pitch and four dormers can be 36.
Architectural shingle replacement in the South Metro runs $450–$800 per square installed. Class 4 impact-resistant shingles add $30–$80 per square. Standing-seam metal is $1,200–$2,000 per square.
By house size
| House | Squares | Standard architectural | Class 4 | Standing seam |
|---|---|---|---|---|
| 1,200 sq ft ranch | 15 – 18 | $8,500 – $12,500 | $9,000 – $14,000 | $19,000 – $32,000 |
| 1,600 sq ft tri-level | 20 – 24 | $10,500 – $17,000 | $11,000 – $19,000 | $25,000 – $42,000 |
| 2,000 sq ft two-story | 24 – 28 | $12,000 – $20,000 | $13,000 – $22,000 | $30,000 – $50,000 |
| 2,600 sq ft cut-up two-story | 30 – 36 | $15,500 – $26,000 | $16,500 – $29,000 | $38,000 – $65,000 |
| 3,500 sq ft custom | 40 – 50 | $20,000 – $36,000 | $21,500 – $40,000 | $50,000 – $90,000 |
These are typical ranges, not a quote. Every roof gets a written price after we've walked it.
Where the money goes in a $16,000 roof
Take a 26-square two-story in Highlands Ranch at roughly $615 per square. The invoice, in round numbers:
- Shingles, Class 4 architectural: $3,400. About 21% of the job. This is the line homeowners fixate on and it's the smallest big number.
- Underlayment, ice-and-water, starter, ridge cap, drip edge, boots, flashing, vents, nails: $1,900. The parts nobody sees.
- Labor, tear-off and install: $5,800. A four- or five-person crew for one long day or two.
- Dump fees: $700. Twenty-six squares of old shingle weighs about 6,000 pounds and the transfer stations charge by weight.
- Decking allowance: $450 for three sheets. Could be zero, could be twelve sheets.
- Permit and mid-roof inspection: $250–$400 depending on the jurisdiction.
- Overhead, insurance, warranty, profit: the rest. A roofer with general liability, workers' comp and a local license has costs a storm crew with a magnetic sign does not.
A quote $3,000 under this one almost always cut the second line (felt instead of synthetic, no ice-and-water, reused flashing) or the fourth (labor by an uninsured crew). Our cost page has the list of lines to look for.
What moves the price up
Pitch. Below 6/12 a crew can walk freely. At 8/12 they slow down. At 10/12 and above — most of the Ken Caryl Valley and the newer Highlands Ranch two-stories — it's roof jacks and harnesses, and the job takes a day longer. Add 10–20%.
Layers. A second layer of shingles adds $1,000–$2,500 in tear-off labor and dump weight.
Decking. Hail-fractured or water-damaged OSB is $90–$150 per sheet. Old cedar shake roofs sit on 1x skip sheathing, which has to be overlaid before shingles go on: $1,500–$4,000. See roof decking replacement.
Complexity. Every valley, dormer, skylight and chimney is flashing work. A simple gable is the cheapest roof in the city. A hip roof with three dormers, two skylights and a two-story chimney is not.
Access. Long driveways in the Valley, backyards fenced off from the driveway, pools, and mature spruce against the house all add hours.
Material timing. After a large hail storm, shingle prices in the Denver market move, sometimes 10–15% inside a month, and lead times stretch. A quote written in May and a quote written after a June storm can differ for reasons that have nothing to do with the roofer.
What doesn't move it
The season. We price the same in January as in July. What changes is the schedule: winter is often the fastest time to get a replacement done in Littleton because the storm backlog has cleared, and shingles seal fine on a sunny 45°F afternoon.
Insurance and the number
If a hail claim is paying, the insurer writes a scope based on their own per-square pricing for the Denver market, which is usually close to the ranges above. Your cost is the deductible — 1–2% of dwelling coverage on many Colorado policies now, so $5,000–$12,000 — and any upgrade you choose beyond what the policy covers. Class 4 is the upgrade worth making, because it's a few hundred dollars against a roof that's already being replaced. A roofer who tells you the upgrade is free is telling you something else is being cut. The hail damage page explains how the claim sequence works.
Getting a real number
Call for an inspection. We measure the roof, walk it, look in the attic, and hand you a one-page itemized price good for 30 days. If you've got a quote from someone else and it's much lower, bring it — we'll show you which line is missing. And if a repair will do instead, we'll say so. Our post on repair versus replacement is the place to start if you're not sure.
Need roof work in Littleton?
Call for a free estimate. Mon–Sat 7am–7pm.