I’m not sure if buyers really care about roof material or just want “new.”
Honestly, I’ve seen buyers get way more excited about “new” than the specifics. Metal roofs look sharp and last forever, but unless you’re in a market where that’s a big selling point, most folks just want to know they won’t have to deal with leaks or repairs. I wouldn’t count on a huge appraisal bump just for going metal. If you’re after resale value, focus on curb appeal and making sure the roof looks clean and modern—material is secondary for most people.
I’ve noticed the same thing—most buyers just want to hear “new roof” and move on. I’ve had a few clients ask about metal vs. shingle, but usually only if they’re worried about storms or long-term costs. In my experience, unless you’re in an area where metal roofs are common or there’s a specific insurance benefit, it doesn’t really push the value up much.
That said, I’m curious if anyone’s seen buyers actually walk away because of the roof material? Or maybe there’s a local trend I’m missing... Sometimes I wonder if it’s worth spending extra for something like architectural shingles instead of basic three-tab, just for that little boost in curb appeal. Anyone ever regret not going higher-end on the roof, or did it not matter in the end?
Sometimes I wonder if it’s worth spending extra for something like architectural shingles instead of basic three-tab, just for that little boost in curb appeal.
I wrestled with this exact question last year. Ended up going with architectural shingles—not because I thought it would bump up resale, but mainly for durability and looks. Honestly, haven’t regretted it. The roof feels more solid, and the subtle difference in texture really does make the place pop. I don’t think buyers would’ve cared much either way, though... at least not in my area. It was more about my own peace of mind.
I get where you're coming from. When I redid my roof a couple years back, I was torn between saving some cash with three-tabs or just biting the bullet for architectural. Ended up going with the architectural ones, mostly because I kept hearing they hold up better in storms. Where I live, we get some gnarly wind, and I didn’t want to be chasing shingles down the street every spring.
Honestly, I don’t think the curb appeal is THAT much different unless you’re really looking for it, but the peace of mind is worth something. Plus, I noticed when I was up there doing some vent work, those things just felt sturdier underfoot. Not sure if it’ll ever pay off in resale, but at least I don’t worry as much every time the forecast calls for high winds.
One thing though—if you’re planning to DIY it, those architectural shingles are a bit heavier and trickier to line up than three-tabs. Not impossible, just something to keep in mind if you’re doing the install yourself.
Honestly, I don’t think the curb appeal is THAT much different unless you’re really looking for it, but the peace of mind is worth something.
I get what you mean, but I’d argue the curb appeal can matter more than folks think—especially if you’re in a neighborhood where most houses have upgraded roofs. It’s subtle, but architectural shingles do give a bit more depth and texture, which can help your place stand out (or at least not look dated). That said, I’m with you on the durability. Where I am, three-tabs just don’t cut it in the long run. Too many neighbors have had to patch things up after a rough winter.
The weight and install issue is real, though. If you’re not used to roofing, those architectural shingles can be a pain to get perfectly straight. I’ve seen a few DIY jobs where the lines end up a little wavy—not a dealbreaker, but it bugs me every time I drive by. If you’re going to spend the extra for architectural, might be worth budgeting for pro installation unless you’re really confident. Just my two cents.
