Does a New Roof Increase Home Value in Franklin County, MO?

A new roof does increase home value, but not by as much as the roof cost, and the honest number matters more than the marketing version. National industry data puts asphalt shingle roof replacement at recouping roughly 60 to 70 percent of its cost at resale, and Missouri specifically tends to land toward the lower end of that range, in the high 50s to low 60s percent, since Midwestern states as a group post some of the more modest roofing returns in the country.

That's a real, useful number if you're weighing a discretionary roof replacement, meaning your current roof still works but is aging, rather than a storm-damaged roof an insurance claim will largely cover. The two situations call for different math, and this guide from Emmendorfer Exteriors is about the first one.

The actual numbers

The Remodeling Cost vs. Value Report, published annually and widely cited as the industry benchmark for renovation ROI, put the 2025 national average asphalt shingle roof replacement at roughly $31,900 in job cost recouping about $21,500 at resale, a return of approximately 68 percent.

State-level analysis using the same data source shows meaningful regional variation: Midwestern states as a group post noticeably lower roofing ROIs than the national figure, and Missouri specifically has been placed in a band of roughly 58 to 61 percent recouped, similar to Minnesota and Massachusetts, ahead of the lowest-performing states but behind the higher-return regions in the South and West.

For a roof at Franklin County's typical price point, that translates to concrete numbers. Our roof cost guide puts a full tear-off asphalt shingle replacement on a typical local home at roughly $6,400 to $13,500 installed. At a 58 to 61 percent recoup rate, a $10,000 roof replacement here adds somewhere in the neighborhood of $5,800 to $6,100 to your home's resale value. That's real money, but it's not a project that pays for itself purely on resale math the way some remodeling categories, like vinyl siding replacement, tend to.

Why the ROI number isn't the whole story

Recoup percentage measures one narrow thing: how much of the project cost shows up as added appraised or negotiated value at the moment of sale. It doesn't capture several other ways a roof affects what actually happens when you sell.

Speed and friction. A documented new roof removes one of the most common negotiating points in a home inspection. Buyers, and their inspectors, treat roof age and condition as a near-mandatory checklist item, and an aging or visibly worn roof frequently becomes a re-negotiation point or a buyer contingency after inspection. A new roof tends to shorten that friction, even where it doesn't show up as a separate line item on the appraisal.

Avoided price reduction, not just added value. A failing roof can cost you more at the negotiating table than a new one would have cost to install, because buyers and their lenders price in both the repair cost and the uncertainty of what else the roof's condition might signal about deferred maintenance. The relevant comparison for an aging roof isn't new roof cost versus resale gain. It's new roof cost versus what an old roof would have cost you in a lower accepted offer.

Insurance and financing. Roof age and condition affect what insurance a buyer can get on the home and at what premium, since many carriers price coverage, or decline to write new policies at all, based on roof age past a certain threshold. A newer roof can be a genuine factor in whether a sale closes smoothly with a buyer's insurer and lender, independent of the appraisal number.

When a discretionary replacement makes the most financial sense

You're listing within the next one to two years. The resale math is most directly relevant when a sale is on a near-term horizon, since the value you add is realized at that specific transaction.

Your current roof is aging into the range where buyers and inspectors start flagging it. Roughly 15 years and up on an asphalt shingle roof in this climate is where age itself starts becoming a negotiating point, independent of visible damage. Our repair or replace guide covers the specific signals that separate a roof with years left from one that's genuinely at the end of its service life.

You're staying long-term and want the protection regardless of resale. If you're not selling soon, the resale ROI is a secondary consideration behind the roof's actual job: keeping your home dry through Franklin County's spring hail, summer wind, and winter freeze-thaw cycle for the next two to three decades.

Your roof damage is storm-related, not just age-related. This is the case where the math changes entirely. If hail or wind caused the damage, your homeowner policy may cover most of the replacement cost, and your out-of-pocket exposure drops to your deductible. Our storm damage and insurance claims page covers how that process works if you suspect storm damage rather than ordinary wear.

Roof replacement ROI at a glance

Financing a discretionary replacement

Because a discretionary roof replacement isn't covered by insurance, spreading the cost is a common approach for homeowners who want the roof done now rather than waiting to save the full amount. Ask about payment options when you get your written estimate, and see our financing page for how that conversation works.

Frequently asked questions

Does a new roof increase home value in Missouri?

Yes, though the recoup rate in Missouri tends to run lower than the national average, in a range of roughly 58 to 61 percent of project cost, according to state-level analysis of the industry-standard Remodeling Cost vs. Value data. A new roof adds real resale value, just not dollar-for-dollar against its cost.

What is the ROI on a new roof, nationally?

The most recent national data puts asphalt shingle roof replacement at recouping roughly 60 to 70 percent of its cost at resale, making it one of the more consistent, if not top-tier, returns among common home improvement projects.

Is a new roof worth it if I'm not selling soon?

Financially, the resale ROI matters less if you're staying long-term, since the roof's primary value is the protection and the years of service life you get from it, not a future sale. The replace-or-wait decision in that case usually comes down to your current roof's actual condition rather than resale math.

Should I replace my roof before listing my house?

If your roof is aging into the range where inspectors and buyers commonly flag it, generally 15 years or more in this climate, replacing before listing can reduce negotiating friction and buyer financing or insurance complications, in addition to the direct resale value it adds.

Does a Class 4 impact-resistant shingle add more resale value than a standard shingle?

The resale data doesn't distinguish clearly between shingle tiers, but a Class 4 shingle can lower a buyer's future insurance premium and reduce storm-related maintenance risk, both of which are reasonable selling points even where they don't show up as a separate appraisal line item.

How is a discretionary roof replacement different from an insurance-covered one?

A discretionary replacement is one you're paying for out of pocket because the roof is aging or you're preparing to sell, and it's subject to the resale ROI numbers above. A storm-damaged roof approved through an insurance claim is a different calculation entirely, since your actual cost is typically limited to your deductible rather than the full replacement price.

Talk through the numbers on your own roof

Every roof and every sale is different, and the right answer depends on your specific roof's age, condition, and your timeline. Emmendorfer Exteriors will walk your actual roof, tell you honestly whether it's a candidate for a repair or a full replacement, and give you a real written number to weigh against your plans. See our roof replacement page or request a free estimate.