Roof Replacement Cost in Omaha, Nebraska (2026)
Budget $6,090 to $13,485 for an asphalt roof on a 2,000 sq ft Omaha house. Against the $72,708 median income in Omaha, that is 4.4 to 9.6 weeks of work. Omaha gets 100 freeze-thaw days, 22nd highest of 209. Starting ranges, not quotes. Prices compiled June 2026.
Short answer: In Omaha the typical asphalt re-roof costs $9,800, which is 7.0 weeks of local pay on a $72,708 median household income. Metal in Omaha runs $14,790 to $34,800, and the Omaha asphalt range is $6,090 to $13,485.
Got a quote? See where it falls in Omaha
Compares your price per square foot with the Omaha installed range (tear-off and underlayment included). Not a judgment of any one roofer.
What would a Omaha roof cost per month?
Example rate only; your lender's offer will differ. For a Omaha home the principal is the local range for your size and material, and this is not a loan offer in Omaha or anywhere else.
How much life is left in my Omaha roof?
Typical lifespans are published ranges for each material; for a Omaha house, real life also depends on installation, attic ventilation and the weather Omaha gets.
Price your own roof in Omaha
Omaha prices sit 13% under the national base. A typical Omaha roof is 7.0 weeks of local pay, 184th heaviest of 209 cities.
- Same job at national base rates
- Difference in Omaha
- Extra tear-off included
How we calculated this
One sum produces the asphalt shingle range at the top of this page. You can redo it with a calculator.
| Step | What goes in | Value |
|---|---|---|
| National base, low end | 3-Tab Asphalt Shingles, $3.50 per sq ft × 2,000 sq ft | $7,000 |
| National base, high end | Architectural Asphalt Shingles, $7.75 per sq ft × 2,000 sq ft | $15,500 |
| Omaha cost index | Fixed for Omaha, not recalculated from wages | 0.87× |
| Omaha low | $7,000 × Omaha index 0.87 | $6,090, 4.4 weeks of Omaha pay |
| Omaha high | $15,500 × Omaha index 0.87 | $13,485, 9.6 weeks of Omaha pay |
| Omaha typical | Midpoint of the Omaha low and high, rounded to $50 | $9,800 |
- Where Omaha sits. The median index across the 209 cities we price is 0.89×. 186 of them are under 1.00× and 23 are over it.
- Roofer pay near Omaha. Shown above beside the price, from the BLS source. The index is not calculated from it.
Prices compiled June 2026, BLS pay OEWS May 2025. This is an estimate, not a quote. Why the range has a low and a high end and how the other materials are priced: full method, inputs and limits.
Cost by roofing material in Omaha
A typical asphalt roof in Omaha costs $9,800, which is 7.0 weeks of local pay and puts Omaha 184th of 209 for burden.
| Material | Weeks of pay | Typical | Share of home value |
|---|---|---|---|
| 3-Tab Asphalt Shingles in Omaha | 5.8 | $8,050 | 3.5% |
| Architectural Asphalt Shingles in Omaha | 7.6 | $10,650 | 4.6% |
| Metal (Steel/Aluminum) in Omaha | 14.6 | $20,450 | 8.9% |
| Standing Seam Metal in Omaha | 19.9 | $27,850 | 12.1% |
| Concrete Tile in Omaha | 13.1 | $18,250 | 7.9% |
| TPO / EPDM in Omaha* | 3.7 | $5,200 | 2.3% |
* Flat-roof prices are per 1,000 sq ft, not for a whole 2,000 sq ft house. Rated life: 3-Tab Asphalt Shingles 15–20 years; Architectural Asphalt Shingles 25–30 years; Metal (Steel/Aluminum) 40–70 years; Standing Seam Metal 50–70 years; Concrete Tile 40–50 years; TPO / EPDM (flat roofs) 15–25 years. How we calculated these prices · Sources
What weather does to a Omaha roof
- Freeze-thaw days. Water gets under shingles at night and expands as ice.
- Days at 90F or hotter. Heat bakes the oils out of asphalt and loosens sealant strips.
- Days with an inch of rain. Heavy rain tests flashing, valleys and gutters.
- Yearly precipitation. More water means more years of wet decking.
Rank 1 is the most days or inches among the cities we cover. Values are 2014–2023 averages of a 50 km grid cell around Omaha. Source: NASA POWER (MERRA-2/IMERG reanalysis, daily point data), 2014–2023
Storms behind Omaha roof bills
Public NOAA records for Omaha's county.
- 44days with hail of 1 inch or larger
- 3.75 inlargest hailstone reported
- 69days with gusts of 58 mph or more
Hail reports by month
NOAA logged 198 hail reports for Omaha's county since 2014. June is the busiest month with 60 of them, 30% of the total.
Busiest three: June 60, April 58, July 35.
No hail was reported in 4 of the 12 months (January to December, in calendar order).
The costliest storm day on record in the county was July 31, 2024, with $35,000,000 of reported property damage.
All reported hail, wind and tornado damage there adds up to at least $38,810,000. It is a floor, because many reports carry no dollar estimate.
The county saw 8 tornadoes, the strongest rated EF4.
Source: NOAA Storm Events, 2014–June 2026Reported hail locations, Douglas County
- 1+ in
- 1.75+ in
- 2.75+ in
Hail reports per year
| 2017 | 34 |
|---|---|
| 2018 | 1 |
| 2019 | 9 |
| 2020 | 3 |
| 2021 | 5 |
| 2022 | 14 |
| 2023 | 35 |
| 2024 | 18 |
| 2025 | 34 |
| 2026* | 15 |
168 recorded hail events across 9 full years plus 2026 to June represented in the data, about 17 per represented full year. 2023 had the most events among represented full years: 35.
The last bar is a partial year.
Source: NOAA Storm Events, 2014–June 2026 Hail risk lookup
If insurance covers the damage
Estimates against Omaha's $6,090–$13,485 range. General information, not legal advice. How claims work →
| Your deductible | Weeks of Omaha pay | Out-of-pocket |
|---|---|---|
| $500 | 0.36 weeks in Omaha | $500 |
| $1,000 | 0.72 weeks in Omaha | $1,000 |
| $2,500 | 1.8 weeks in Omaha | $2,500 |
Repair or replace in Omaha
The median Omaha home was built in 1972, so an original roof would be 54 years old, past the 25–30 years architectural shingles are rated for. Here a repair mostly buys time. 61.8% of Omaha homes predate 1980, so some roofs on the street are second or third generation.
| Job | Cost | Weeks of pay |
|---|---|---|
| Small repair in Omaha | $550 | 0.39 |
| Larger repair in Omaha | $2,600 | 1.9 |
| Half of a new roof (50% rule) in Omaha | $4,900 | 3.5 |
| One year of roof life in Omaha | $356 | 0.25 |
The last row prices one year of roof life in Omaha: a typical architectural roof divided by its rated 25–30 years. A repair is worth paying for when it buys at least as many years as its cost divided by that figure. The 50% rule is a common rule of thumb, not a law.
Omaha against nearby Nebraska cities
4 neighbors share 0.87×, against Omaha's 0.87×. Closest is Bellevue, about 10 mi out.
Distances are to scale. Dot size is weeks of local pay for a typical asphalt roof, so a bigger dot means a heavier bill for that city's households.
| City | Weeks of pay | Price vs here | Contractors (verified) | Hail events, since 2017 |
|---|---|---|---|---|
| Omaha (this page) | 7.0 | — | 30 (13) | 168 |
| Bellevue roofers ≈10 mi from Omaha |
5.8 | same | 19 (2) | 59 |
| Lincoln roofers ≈48 mi from Omaha |
7.3 | same | 28 (15) | 134 |
| Grand Island roofers ≈124 mi from Omaha |
8.2 | same | 25 (6) | 53 |
| Kearney roofers ≈165 mi from Omaha |
7.3 | same | 25 (13) | 94 |
On the cost index Omaha sits at 0.87×, and a Omaha roof takes 7.0 weeks of its pay, rank 184 of 209.
What a re-roof costs against home values in Omaha
Share of median home value
In Omaha a typical re-roof takes 4.3% of the $230,100 median home value. 131 cities carry a heavier ratio and 77 a lighter one.
Source: Census ACS (Omaha city), 2019–2023How old the homes are
Share of homes built before 1980.
61.8% of Omaha homes predate 1980. The median Omaha home was built in 1972, so a roof never replaced there is 54 years old. Oldest-first, Omaha stands #59 of 209.
Source: Census ACS (Omaha city), 2019–2023The Omaha roofing market
Omaha is a major economic center and home to four Fortune 500 headquarters: Berkshire Hathaway, Kiewit Corporation, Mutual of Omaha, and Union Pacific Corporation, plus large employers including First National Bank of Omaha, Gallup, Inc., Green Plains, Intrado, Valmont Industries, Werner Enterprises, and WoodmenLife. Offutt Air Force Base sits just south of the city. With a 2020 census population of 486,051 and a 2025 estimate of 488,797 (metro area approximately 1 million residents), it ranks as the 42nd-most populous U.S. city, supporting steady residential and commercial roofing demand.
Roofing companies in Omaha's county
- 94roofing establishments with paid employees
- 661paid roofing employees
- 67%have fewer than 5 employees
- 7.0employees per firm on average
67% of the county's roofing firms have under 5 staff, 3 points above the 190-city median of 64%. Firms average 7 paid staff.
Source: Census CBP, 2023On PickARoofer: 30 roofing contractors listed in Omaha, 13 verified against a public registry. See them
What roofers earn here
A roofer in the Omaha metro earns a median $46,460 a year, level with the $46,460 statewide median. 105 of 141 metros pay more than the Omaha area.
Source: BLS OEWS, roofers, May 2025License and permit in Nebraska
Omaha roofers: No roofing-specific state license.
13 contractors listed in Omaha carry a Verified badge on PickARoofer.
Permit: Omaha's building office. General information, not legal advice.
Source: verification methodOmaha roof bill in weeks of pay
Weeks of median household income
The median Omaha household earns $72,708 a year, or $1,398 a week. A Omaha asphalt re-roof, typically $9,800, takes 7.0 weeks of that.
Bellevue ($9,800 typical, 10 miles away) takes 5.8 weeks of its own pay, 1.2 weeks fewer than Omaha.
183 of 208 other cities ask for more, 25 for less.
Sum for Omaha: $9,800 ÷ ($72,708 ÷ 52) = 7.0 weeks.
Source: Census ACS (Omaha city), 2019–2023Areas PickARoofer contractors serve in Omaha
- Daley Square
- Old North
- Sahm Park
- Cuming Park
ZIP codes: 68102, 68134, 68106, 68135, 68114.
Roof cost in Omaha: questions
In Omaha, what does a roof replacement cost?
In Omaha, how many weeks of pay is a new roof?
In Omaha, should I repair or replace my roof?
For a Omaha home, is a re-roof a big bill?
When does hail hit Omaha?
Does a Omaha roofer need a license?
For a Omaha roof, who pulls the permit?
How many roofing firms work near Omaha?
Douglas County fact sheet for Omaha homeowners
Federal disaster declarations and your state's claim deadlines for the county, from public records.
Federal disaster declarations naming Douglas County
Since 2014 FEMA has named Douglas County 9 times, split 7 storm-type, 1 flood, 1 winter, 0 fire. Over the same stretch NOAA counts in Douglas County 44 hail days of 1 in or more, spread over 11 of 12 full years. The latest in Douglas County was 328 days ago.
Source: OpenFEMA Disaster Declarations Summaries · data as of declarations since 2014More for Omaha
Cite this page
Data version: Prices compiled June 2026. Free to quote with credit under CC BY 4.0.