When homeowners think about upgrading their roofs, one common question arises: Does a metal roof increase home value?
The short answer is yes—but the actual increase depends on factors like material type, location, design, and buyer preferences.
This blog dives deep into how a metal roof impacts resale value, energy savings, curb appeal, and long-term costs, supported by expert insights.
Key Takeaways
- A metal roof can increase home value by 3% to 6% on average.
- Homebuyers are attracted to metal roofs because of their durability, energy efficiency, and low maintenance.
- ROI (Return on Investment) for a metal roof ranges from 60% to 85%, depending on region and installation quality.
- While the upfront cost is higher than asphalt shingles, the lifespan of 40–70 years makes it financially rewarding.
- Homes with modern, stylish metal roofs often sell faster in competitive real estate markets.
Why Metal Roofs Are Gaining Popularity
Over the last decade, metal roofing has become a trend in both residential and commercial properties.
What was once seen only on barns and industrial buildings is now a premium roofing option for modern homes.
Reasons for the surge:
- Longevity: 40–70 years compared to 15–20 years for asphalt.
- Energy efficiency: Reflective coatings reduce cooling costs.
- Sustainability: Most metal roofs are made from 30–60% recycled materials.
- Stylish designs: Available in colors, textures, and even stone-coated patterns.
All these benefits directly impact how buyers perceive a home’s value.
How Much Value Does a Metal Roof Add?
According to real estate and remodeling industry reports, a metal roof adds between 3% and 6% to a home’s resale value.
Why?
- Buyers see it as a long-term investment.
- Reduced need for roof replacement appeals to budget-conscious buyers.
- Homes with metal roofs are often marketed as energy-efficient and eco-friendly, which adds to the selling point.
Comparing ROI: Metal Roof vs. Other Roofs
To better understand how much value a metal roof adds, let’s compare it with other roofing materials.
Roofing Material
Average Lifespan
Avg. ROI %
Resale Value Impact
Asphalt Shingles
15–20 years
50–60%
Minimal
Wood Shingles
20–25 years
55–65%
Moderate
Metal Roof
40–70 years
60–85%
High (3–6% increase)
Tile Roof
50+ years
60–75%
High
Slate Roof
75–100 years
70–80%
Very High
From this comparison, it’s clear that metal roofing sits in the premium segment, offering one of the best combinations of ROI and durability.
Expert Insights: Why Buyers Pay More for Metal Roof Homes1. Durability Factor
Homebuyers want to avoid costly replacements. A roof that can last 40+ years makes a property more attractive.
2. Energy Efficiency Appeal
Experts suggest that homes with metal roofs save 10–25% on cooling costs.
With rising electricity bills, energy savings translate into real dollar value for buyers.
3. Low Maintenance
Unlike shingles that require frequent patching, metal roofs require minimal upkeep.
This is a major selling point for working professionals and older homeowners.
4. Eco-Friendly Lifestyle
Sustainability is a growing factor in real estate. Buyers who care about the environment prefer homes with recyclable roofing systems.
Regional Impact: Does Location Matter?
Yes, location plays a big role in determining how much value a metal roof adds.
- Hot climates: Buyers love metal roofs for their heat-reflective properties.
- Snowy regions: Metal sheds snow easily, preventing ice dams.
- Storm-prone areas: Homes with metal roofs can withstand winds up to 140 mph, making them more desirable.
In coastal and hurricane-prone markets, a metal roof can add more value than in regions with mild weather.
Cost vs. Value: The Big Question
A major concern for homeowners is the higher upfront cost of metal roofs.
Installation can cost 2–3 times more than asphalt shingles, but the long-term value often justifies the investment.
Benefits that outweigh cost:
- Fewer replacements over a lifetime.
- Lower insurance premiums in some regions.
- Increased energy savings.
- Stronger resale potential.
So, while the initial expense may seem high, the resale value increase + long-term savingsmake metal roofs financially sound.
Buyer Psychology: How a Metal Roof Influences Decisions
Real estate experts suggest that aesthetics and security play a huge role in purchase decisions.
- First impression matters: A stylish metal roof improves curb appeal.
- Perceived safety: Buyers associate metal roofs with strength and protection.
- Future cost savings: The idea of not replacing the roof for decades reassures buyers.
These psychological factors often result in homes selling faster and at higher prices.
Does Roof Color Affect Home Value?
Yes, the color of a metal roof can influence value.
Neutral colors like charcoal, gray, and blackoften appeal to a wider buyer pool.
Meanwhile, bold colors might limit the audience, but they can boost value in modern or designer homes.
Energy-efficient “cool roof” colors also add appeal by improving indoor comfort and reducing bills.
Common Myths About Metal Roof and Home Value
- Myth: Metal roofs make homes noisier.
- Fact: With proper insulation, metal roofs are as quiet as any other roof.
Myth: Metal roofs rust easily.
- Fact: Modern coatings and galvanization prevent rust for decades.
Myth: Buyers don’t care about roofing material.
- Fact: Surveys show buyers are willing to pay more for long-lasting roofs.
Myth: Metal roofs lower curb appeal.
- Fact: Today’s designs mimic shingles, tiles, and even wood—boosting visual appeal.
Future Trends: Will Metal Roofs Become the Standard?
With the push for eco-friendly housing, experts predict that metal roofs will soon become the preferred choice for sustainable construction.
Builders and realtors are already marketing homes with metal roofs as premium, energy-smart, and future-ready investments.
Final Verdict: Does a Metal Roof Increase Home Value?
Yes, a metal roof not only increases resale value but also helps homes sell faster.
The ROI, durability, energy savings, and eco-friendly appeal make it a smart long-term investment.
While the upfront cost may feel heavy, buyers often see it as a sign of quality and reliability, which translates into higher offers during resale.
Key Takeaways Recap
- Metal roofs increase home resale value by 3–6% on average.
- ROI ranges from 60% to 85%, higher than many other roofing types.
- Benefits include durability, energy efficiency, and low maintenance.
- Location, design, and color can influence the value addition.
- Homes with metal roofs sell faster and at better prices compared to traditional roofing.
