Quick answer: In 2026, replacing the roof on a typical Cibolo home with architectural asphalt shingles costs about $10,000 to $18,000. Class 4 impact-resistant shingles usually run $12,500 to $22,000, and metal roofing $24,000 to $45,000 or more. The biggest price drivers are roof size in squares, pitch, number of stories, decking damage and the material you choose.
These ranges come from current pricing in the Cibolo, Schertz and northeast San Antonio market and from published 2026 cost data for the San Antonio area. They're meant to help you budget and recognize a fair quote, not to replace an estimate. Every roof is measured and priced individually after an inspection.
Cost per square foot by material
Roofers measure in squares. One square equals 100 square feet of roof surface. Roof surface is larger than your home's living area because of pitch, overhangs and garage roofs. The prices below are installed prices per square foot of roof surface, including tear-off of one layer and disposal.
| Material | Installed cost per sq ft | Per square (100 sq ft) | Typical lifespan in Cibolo |
|---|---|---|---|
| Architectural asphalt shingles | $4.50 – $7.00 | $450 – $700 | 18–25 years |
| Class 4 impact-resistant shingles | $5.50 – $8.50 | $550 – $850 | 22–30 years |
| Stone-coated steel | $10 – $15 | $1,000 – $1,500 | 40–50+ years |
| Standing seam metal | $11 – $16 | $1,100 – $1,600 | 40–60+ years |
| Exposed-fastener metal (barns, shops) | $5 – $8 | $500 – $800 | 25–40 years with fastener upkeep |
| TPO membrane (low-slope) | $7 – $11 | $700 – $1,100 | 15–25 years |
| Concrete or clay tile | $10 – $18 | $1,000 – $1,800 | 40–50+ years (framing must support weight) |
Three-tab shingles, once the builder standard, are now rarely worth installing. The price gap to architectural shingles is small, and three-tab shingles have lower wind ratings and shorter lives in Texas heat.
Cost by home size
Here is what those rates look like for common Cibolo home sizes. We assume a typical 6/12 to 7/12 pitch, one layer to remove and moderate complexity. A two-story home with a smaller footprint may have less roof area than a sprawling single-story home of the same living space.
| Living area | Approx. roof size | Architectural shingles | Class 4 shingles | Standing seam metal |
|---|---|---|---|---|
| 1,500 sq ft | 18–21 squares | $8,500 – $13,500 | $10,500 – $16,500 | $21,000 – $32,000 |
| 2,000 sq ft | 22–26 squares | $10,000 – $17,000 | $12,500 – $21,000 | $25,000 – $40,000 |
| 2,500 sq ft | 26–31 squares | $12,000 – $19,500 | $15,000 – $24,000 | $30,000 – $47,000 |
| 3,000+ sq ft | 31–38 squares | $14,500 – $24,000 | $18,000 – $30,000 | $36,000 – $58,000 |
If a quote falls far below these ranges, find out what's missing. Common gaps are reused flashing, no drip edge, a cheaper felt underlayment, or a decking allowance so small that the "real" price shows up as change orders.
What's in a roof estimate: line-item breakdown
A good estimate lists every component. For a 2,000-square-foot Cibolo home with architectural shingles, the cost is roughly distributed like this:
| Line item | Share of total | Notes |
|---|---|---|
| Shingles, hip and ridge caps, starter strip | 30–35% | Brand and product line affect warranty options |
| Labor for installation | 30–35% | Steeper and more complex roofs take longer |
| Tear-off and disposal | 8–12% | Dumpster or trailer, haul-off, magnet sweep |
| Underlayment and ice and water membrane | 6–9% | Synthetic underlayment plus membrane in valleys and penetrations |
| Flashing, drip edge, pipe boots, vents | 6–10% | New metal, not reused |
| Ventilation (ridge vent, intake corrections) | 2–5% | Protects shingle life and warranty |
| Decking replacement | 0–8% | Priced per sheet; unknown until tear-off |
| Permit and inspections | 1–2% | City of Cibolo permit and dry-in inspection |
What makes one roof cost more than another
Pitch (steepness)
Pitch is written as rise over run, like 6/12. Above about 8/12, crews need extra safety equipment and roof jacks, and they work more slowly. Very steep roofs can cost 15 to 30 percent more per square.
Stories and access
Two-story homes, which are common in Cibolo's newer subdivisions, need more fall protection and more trips up the ladder. Tight side yards, pools and fences that limit where the dumpster or trailer can go also add labor.
Complexity
Every hip, valley, dormer, skylight, chimney and wall intersection needs cutting, flashing and time. A simple gable roof is the cheapest per square; a cut-up roof with multiple levels and turrets can cost significantly more.
Layers to remove
Most Cibolo homes have one layer. Older homes in Universal City, Live Oak and parts of Converse sometimes have two, which adds tear-off labor and disposal weight.
Material choice and color
Designer shingle lines, polymer-modified Class 4 shingles and premium metal colors cost more. HOA rules sometimes narrow your choices.
Timing
Immediately after a big hailstorm, demand spikes and schedules fill up. Planned replacements in fall or late winter are easier to schedule and give you more time to compare quotes.
Hidden and surprise costs
- Decking replacement. Nobody can see all of the decking until the old roof is off. A good estimate states a per-sheet price for plywood or OSB replacement so you know the cost in advance. In Cibolo, soft decking is most often found around old leaks, valleys and poorly vented attics.
- Code upgrades. If your roof lacks drip edge, has inadequate ventilation, or has missing kick-out flashing, bringing it to the 2021 IRC adopted by Cibolo adds cost. Some insurance policies include "ordinance or law" coverage for code upgrades on covered claims.
- Fascia and soffit repair. Rotted fascia behind overflowing gutters is common and is best fixed while the roof is open.
- Gutters. Old gutters are sometimes damaged during tear-off or were hail-dented to begin with. Decide in advance whether to replace them.
- Satellite dishes and solar panels. Removing and resetting a dish is simple. Solar panels require a qualified solar contractor to remove and reinstall, which can add a significant amount and needs planning.
- Skylights. Older skylights should often be replaced with the roof, since flashing a new roof around a failing skylight wastes money.
Insurance, deductibles and your cost
If your roof was damaged by a covered peril like hail or wind, your insurer may pay for all or part of the replacement, minus your deductible. What you actually pay depends on your policy:
- Replacement cost value (RCV) policies often pay the actual cash value first, then release the held-back depreciation after the work is completed and documented.
- Actual cash value (ACV) policies pay the depreciated value of an old roof, which can be far less than the cost of a new one. Some Texas policies apply ACV to roofs above a certain age.
- Percentage deductibles for wind and hail, such as 1 or 2 percent of your dwelling coverage, are common in Texas. On a $350,000 dwelling limit, a 2 percent deductible is $7,000.
You must pay your deductible. Texas law prohibits roofers from waiving, rebating or absorbing it, and insurers may ask for proof of payment. Our hail damage and insurance guide explains the claim process in detail.
How to compare roofing quotes
Quotes that look thousands of dollars apart are often describing different roofs. Line them up using this checklist:
- Same number of squares? Ask how the roof was measured, whether by hand or with aerial measurement.
- Same shingle brand and product line, and is it a Class 4 product?
- Synthetic underlayment over the whole deck, and ice and water membrane in valleys?
- New drip edge, new step and kick-out flashing, new pipe boots, or reused?
- Ventilation plan: ridge vent length, intake corrections, removal of mismatched exhaust?
- Decking replacement price per sheet, and how many sheets are included?
- Permit included, and who schedules the dry-in inspection?
- Workmanship warranty length in writing, and which manufacturer warranty applies?
- Cleanup, magnet sweep and haul-off included?
- Payment schedule: avoid paying most of the price before work begins.
Ways to save without cutting corners
- Replace on your schedule, not the storm's. If your roof is at the end of its life, planning a fall replacement usually gets better scheduling than waiting for a hail emergency.
- Consider Class 4 shingles for long-term savings. The upfront cost is higher, but the insurance premium credit Texas requires insurers to offer can offset part of it over time. Ask your agent for the exact figure.
- Bundle work. Replacing gutters, fascia or skylights at the same time as the roof saves labor and setup costs.
- Fix ventilation now. It costs little during a replacement and protects the new shingles for their full lifespan.
- Avoid "too good to be true" pricing. The cheapest roof often becomes the most expensive when it needs repairs in year three.
Roof cost FAQs
How much does it cost to replace a roof on a 2,000 square foot house in Cibolo?
A 2,000-square-foot home in Cibolo usually has 22 to 26 squares of roof. With architectural shingles, replacement typically costs $10,000 to $17,000 in 2026; with Class 4 shingles, about $12,500 to $21,000; and with standing seam metal, about $25,000 to $40,000.
How much does a roofing permit cost in Cibolo?
Permit fees are set by the City of Cibolo's fee schedule and are a small part of the total, usually about 1 to 2 percent of a residential roof replacement. Your roofer should include the permit in the estimate.
Is it cheaper to repair or replace a roof?
A repair is almost always cheaper in the short term, typically $350 to $1,500. But if the roof is past about 18 years or leaking in several places, repeated repairs can cost more over time than a replacement.
Do roof prices go up after a hailstorm?
Material prices don't usually change overnight, but demand for crews spikes, schedules fill, and some out-of-town contractors charge more. Getting a documented inspection and comparing local quotes protects you.
How long is a roofing estimate valid?
Most estimates are valid for 30 to 60 days, because shingle and metal prices change. Our estimates state the validity period in writing.