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Roof Replacement in Show Low

Most homes built in the 1990s–2000s. Here is what a replacement costs in the mountains, what changes the number, and what a roof needs to survive snow load, freeze-thaw, wind uplift, and high-elevation UV. It starts with a free in-person inspection.

Schedule a free Show Low inspection → Call (928) 951-2331
★★★★★ 4.7 stars on GoogleGAF CertifiedCity of Show Low permit permits handled~2 hrs 45 min from our Thatcher office

Replacing a roof in Show Low

What we know about Show Low roofs that a Valley roofer doesn't.

TorreonBison RidgeShow Low Lake areaLindenDowntown / Deuce of ClubsPineviewWagon Wheel

Most homes built in the 1990s–2000s; original roofs now facing snow-load and freeze-thaw wear. Many second homes. At 6,400 feet in the mountains, that means snow load, freeze-thaw, wind uplift, and high-elevation UV working on roofs that were never spec'd for it. In Torreon and Bison Ridge that shows up as granule loss, cupped edges, and shingles that crack when a repair is attempted. When a repair crew tells you the shingles won't take a nail, that is the replacement conversation.

The first thing we check on a Show Low roof: ice-and-water shield and snow-rated metal fastening Second: forest debris and wildfire mitigation (city Firewise resources) Every replacement we do in Show Low gets ice-and-water shield across eaves and valleys, snow-rated fastening and clip spacing, six nails per shingle with hand-sealed tabs in cold installs, and ventilation that keeps the deck cold so ice dams never start, no exceptions.

Wind uplift on ridge caps and panel ends. Wind uplift on ridge caps and panel ends photo documentation and remote sign-off Metal comes up in most Show Low conversations because it slides snow before it can dam, carries high wind and impact ratings, and lasts 40-plus years. We show shingle and metal side by side so the decision is yours, made with both numbers in hand.

Neighborhood by neighborhood: Torreon, Bison Ridge, and Show Low Lake area carry most of the 1990s housing stock and its original roofs. Linden, Downtown / Deuce of Clubs, and Pineview bring different roof forms, access, and design-review rules, and a different inspection checklist.

Finally, paperwork. City of Show Low permit; HOA review in Torreon and Bison Ridge. We pull the permit, submit the design packet with color samples, and schedule inspections. For the seasonal owners who make up a big share of Show Low, we photograph everything and walk you through it by phone; nothing proceeds without your written go-ahead.

What it costs in Show Low

Most Show Low roof replacements run $12,000 to $17,000 in shingle and $24,000 to $43,000 in metal.

For a typical 1,800 sq ft home. Where Show Low sits in that range depends on ice-and-water shield across eaves and valleys, snow-rated fastening, wind detailing at ridges and rakes, and drive time. The exact number comes from a free inspection and is a fixed line-item price.

Monthly: 15 years at 8.99% APR

Single-story, one layer

$9,500 – $17,800 $96 – $181/mo

Shingle, 1,400 to 1,900 sq ft home. Typical Torreon or Bison Ridge home, architectural shingle, one layer to tear off.

Two-story or steep, cut-up roof

$14,900 – $28,100 $151 – $285/mo

Shingle, 2,200 to 3,000 sq ft home. Show Low Lake area and Linden homes with valleys, dormers, and design-review colors.

Standing-seam metal upgrade

$21,000 – $57,400 $213 – $582/mo

Metal, 1,600 to 2,400 sq ft home. The 40-year answer in the mountains: it slides snow before it can dam, carries high wind and impact ratings, and lasts 40-plus years.

Roof cost calculator

What will my roof cost?

Type in your home's square footage and see your range for shingle, metal, and tile. This is a price range estimate, not a firm quote.

Monthly: 15 years at 8.99% APR
2,700 approximate sq ft of roof

Architectural shingle

GAF Timberline HDZ

$12,200 – $16,900 $123 – $171/mo

Metal roofing

Standing seam or exposed fastener

$23,600 – $43,100 $239 – $437/mo

Tile roofing

$13,500 – $21,600 $137 – $219/mo

Estimates only. Pitch, tear-off layers, decking condition, and drive time move the number. Your written price comes after a free in-person inspection.

Get my exact price, free

Financing available through financing partner; monthly payment ranges shown alongside the written scope. Decking replacement is priced per sheet up front and photographed before it's billed.

How a Show Low roof Replacement job goes

Two days on site. Everything else handled from Thatcher.

  1. 01

    Free inspection, roof and attic, photo report same day. Seasonal owners get it by phone.

  2. 02

    Written scope in two business days: price, GAF or metal spec, warranty, exclusions.

  3. 03

    Permit and HOA: City of Show Low permit permit pulled, design-review packet filed where required.

  4. 04

    Day one: tear-off, deck inspection and photos, ice-and-water at eaves and valleys, dry-in.

  5. 05

    Day two: field material, open metal valleys, flashing, screened vents, ridge vent, cleanup and magnetic sweep.

  6. 06

    Walkthrough, final inspection, GAF warranty registered in your name.

★★★★★

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Verified Google review · Reviewer pending, Show Low · Roof Replacement

Show Low roof Replacement FAQ

Answered with numbers, not "it depends."

How much does a roof replacement cost in Show Low, AZ?
Most Show Low replacements run $12,000 to $17,000 in architectural shingle and $24,000 to $43,000 in metal, for a typical 1,800 sq ft home. A single-story Torreon home with one layer lands low; a steep, cut-up two-story or a standing-seam metal upgrade pushes the top. Ice-and-water shield across eaves and valleys, snow-rated fastening, wind detailing at ridges and rakes, and drive time move the number. Your written scope is a fixed price.

Why does Show Low cost more than Safford or Thatcher?
Four things: ice-and-water shield across eaves and valleys, snow-rated fastening, wind detailing at ridges and rakes, and drive time. We build the drive into the price rather than adding a trip charge.

Shingle or metal for a Show Low home?
Under mature pines and in snow, metal. It slides snow before it can dam, carries high wind and impact ratings, and lasts 40-plus years. In open subdivisions with less overhead debris, a GAF architectural shingle with ice-and-water shield is a sound 25-to-30-year roof at a lower price. We show both numbers.

Do I need a permit or HOA approval in Show Low?
City of Show Low permit; HOA review in Torreon and Bison Ridge. We pull the permit and file the design packet, including color samples, as part of the job.

When is the best time of year to replace a roof in Show Low?
Late spring through fall is the main window. We do winter installs on dry days above manufacturer temperature minimums and hand-seal shingles when cold requires it. If a season would compromise your warranty, we say so and protect the roof until the next safe window.

I only live in Show Low part of the year. How does that work?
Common here. We inspect with your permission, send the photo report the same day, and review it by phone. The scope, approvals, and schedule happen by email and e-signature. We photograph every stage of the install and walk the finished roof with you on video if you can't be there.

Parent & hub

Roof Replacement (all areas)Roofing in Show Low, AZGuide: metal roofing in Arizona

Roof Replacement nearby

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Other Show Low services

Roof Repair in Show LowMetal Roofing in Show LowStorm & Insurance in Show Low

Last reviewed: pending

Example roof prices

What a new roof in Show Low costs, by home size.

Typical single-family homes, full tear-off and a complete new system. Steep pitch, extra layers, decking repairs, and drive time move the number. These are price range estimates, not quotes.

Monthly: 15 years at 8.99% APR
Home size
Architectural shingle
Tile
Metal
1,500 sq fthome
$10,100 – $14,100 $103 – $143/mo
$11,300 – $18,000 $114 – $182/mo
$19,700 – $35,900 $200 – $364/mo
2,000 sq fthome
$13,500 – $18,800 $137 – $190/mo
$15,000 – $24,000 $152 – $243/mo
$26,300 – $47,900 $266 – $485/mo
3,000 sq fthome
$20,300 – $28,100 $205 – $285/mo
$22,500 – $36,000 $228 – $365/mo
$39,400 – $71,800 $399 – $728/mo
4,000 sq fthome
$27,000 – $37,500 $274 – $380/mo
$30,000 – $48,000 $304 – $487/mo
$52,500 – $95,700 $532 – $970/mo
5,000 sq fthome
$33,800 – $46,900 $342 – $475/mo
$37,500 – $60,000 $380 – $608/mo
$65,600 – $119,600 $665 – $1,213/mo

Have a different size? Use the calculator above, or schedule a free inspection for a fixed written price.

Start with the roof in front of you.

Free Show Low inspection. Photo report. A fixed written price within two business days.

Schedule a free inspection → Call (928) 951-2331