Will New Asphalt Shingles Add Value to Your PA Home?

When it comes to increasing your home’s market appeal and overall resale value in Pennsylvania, few upgrades are as impactful or underestimated as the roof. While it may not be the first improvement homeowners consider, your roof is one of the most noticeable and structurally important parts of your home.

Buyers, appraisers, and inspectors all pay close attention to roof condition, and a well-installed roof can directly influence both your selling price and time on the market. According to the 2023 Cost vs. Value Report by Remodeling, installing a new asphalt shingle roof can boost your home’s resale value by approximately $17,800. The asphalt roofing ROI is clear and well worth the investment for most homeowners.

Asphalt shingles remain the top roofing material in the United States, praised for their affordability, adaptability, and ease of installation. But do they really add value to homes in areas like State College, Bellefonte, and Williamsport? The answer is yes, but only when the right type of shingle is used, installation is done correctly, and proper maintenance is in place. Let’s break down the specific ways asphalt shingles can either boost or reduce your home’s value in Pennsylvania’s climate.

Key Takeaways

• A professionally installed asphalt shingle roof can return as much as 60%–70% of its cost in added home value. 
• Architectural and impact-resistant shingles are generally more desirable to buyers than standard 3-tab shingles. 
• Roofs that are new, documented, and installed by licensed contractors increase buyer trust and appraisal value. 
• Poor installation, visible wear, or lack of ventilation can diminish roof value. 
• In Pennsylvania, roofing materials need to withstand freeze-thaw cycles, ice, heavy rainfall, and UV exposure. 

What Do Buyers Look for in a Roof in PA?

In Pennsylvania, homebuyers are not just looking for a roof that looks good; they’re looking for one that can handle the state’s unpredictable weather. From heavy snowfall in January to intense UV rays in July, roofs here must perform year-round. As such, roofing condition is not just cosmetic; it’s an immediate reflection of how well a home has been maintained.

Whether you’re selling a home in Lewisburg, Millheim, or Jersey Shore, your roof can either help justify a higher price or raise concerns that cost you thousands. For buyers, a newer roof often represents peace of mind, reduced maintenance for the next decade, and a more energy-efficient home. So, do asphalt shingles add value? The simple answer is yes.

What Buyers Look For:

• A roof less than 10 years old 
• Modern, durable materials (such as architectural shingles) 
• Signs of consistent maintenance 
• Evidence of proper ventilation 
• No visible damage, staining, or signs of previous leaks 

When a roof meets these expectations, it doesn’t just protect the house—it strengthens the overall value and perception of the property.

When Asphalt Shingles Add Real Value

1. If They’re Architectural or High-Performance

The type of asphalt shingle installed plays a major role in how much value your roof adds. While basic 3-tab shingles may still meet building codes, buyers today are much more impressed by architectural or impact-resistant options. These upgraded shingles look better, last longer, and offer stronger performance under Pennsylvania’s demanding conditions.

Architectural shingles mimic the appearance of more expensive materials like slate or wood shake while offering a 30-year lifespan and greater resistance to wind and hail. Impact-resistant shingles, often rated as Class 4, can withstand extreme weather and may qualify for insurance discounts in storm-prone regions.

Value-Adding Benefits:

• Improved aesthetics and depth 
• Longer warranty and expected lifespan 
• Higher resistance to wind and algae growth 
• Increased buyer confidence and interest 

Installing high-performance shingles in neighborhoods like Muncy or Watsontown can add tens of thousands in perceived value and help your home stand out among similar listings. These shingles don’t just look better—they tell buyers the home was upgraded with care and long-term performance in mind.

2. If the Installation Is Recent and Documented

A new roof is only as good as its installation. Even high-quality materials won’t add value if the shingles were nailed incorrectly, flashing wasn’t sealed, or the work wasn’t permitted. Buyers in towns like Lock Haven or Middleburg often ask when the roof was last replaced and who did the work.

If you’ve replaced your roof in the last 5 to 10 years, and especially if you used a reputable local contractor like Bull Run Roofing, that detail alone could help justify a higher listing price and reduce negotiation pressure. Remember that documentation matters. Buyers feel reassured when no question marks hang over the installation.

Tips to Maximize This Value:

1. Keep digital and printed records of the installation. 
2. Ensure permits were filed with your township. 
3. Retain your contractor’s contact info and insurance proof. 
4. Ask for a transferable warranty if you plan to sell soon. 

Buyers are more likely to move forward with a strong offer when they know your roof is both recent and properly installed. It removes a major unknown and builds trust in the rest of the home’s upkeep.

3. If the Roof Enhances Curb Appeal

Even before stepping through the front door, buyers notice your roof. It frames your home’s architectural lines and often sets the tone for the rest of the property. In Pennsylvania’s small towns and suburbs, where neighborhoods are walkable and seasonal landscaping is common, curb appeal plays a key role in buyer perception.

A new asphalt roof with architectural shingles can dramatically improve first impressions. Color coordination, symmetry, and condition all work together to create an image of a home that’s been cared for. For buyers, this visible quality signals that the rest of the home is likely just as well maintained.

Visual Improvements That Add Value:

• Color tones that match siding and stonework 
• Clean, symmetrical rows of shingles 
• No visible patches or mismatched areas 
• Complementary roofline shapes and overhangs 

In towns like Selinsgrove or State College, where resale competition can be high, a visually strong roof not only adds value, it can help your home sell faster. It creates an emotional connection before buyers even walk in.

When Asphalt Shingles Might Not Add Value

1. If the Roof Is Near End of Life

An aging asphalt roof, even if it isn’t actively leaking, can be a red flag for buyers. Shingles near the end of their life cycle often show visible wear, such as curling, granule loss, and discoloration, which signal future expenses. In areas with competitive markets like Bellefonte or Lewisburg, that alone can deter otherwise interested buyers.

If your roof is over 15 years old, even without damage, buyers may request a price reduction, ask for a repair credit, or expect a full replacement before closing.

Risks of Selling with an Aging Roof:

• Lower appraisal value 
• Reduced buyer interest 
• More difficult negotiations 
• Delays in closing due to inspection issues 

If your goal is to sell quickly and at top dollar, replacing a worn asphalt roof ahead of listing can shift the leverage back in your favor.

2. If the Ventilation or Flashing Is Failing

Shingles are only part of what makes a roof functional. In Pennsylvania, where your residential roofing has to deal with moisture, snow load, and intense summer humidity, ventilation and flashing are critical. If these components are failing, your roof can work against your home’s value.

Poor ventilation can lead to attic mold, higher energy bills, or ice damming in winter. Meanwhile, faulty flashing allows slow leaks around chimneys and valleys, causing damage that often goes unnoticed until an inspection.

Common Red Flags:

• Stains or moisture in attic insulation 
• Curling or buckling shingles 
• Peeling exterior paint near the eaves 
• Drafts or inconsistent room temperatures 

Even a newer roof can lose its value-enhancing power if these critical components are ignored during installation. Buyers want assurance that the entire roofing system, not just the shingles, is sound.

3. If It Were a DIY or Unpermitted Job

DIY roof jobs may seem like a money-saver, but they rarely add value during resale. In fact, they often raise concerns for buyers, appraisers, and inspectors. Without permits, warranties, or licensed workmanship, a roof, even a new one, can become a liability.

In rural parts of Central PA like Loganton or Northumberland, some homeowners try to save costs by handling roofing repairs themselves or hiring unlicensed labor. However, this often backfires when it’s time to sell.

Why Unpermitted Work Hurts Value:

• Raises buyer skepticism 
• May violate local codes 
• Reduces or voids home insurance coverage 
• May require rework before closing 

When it comes to roofing, buyers place trust in professional workmanship. To get the full value out of your investment, make sure your project was properly permitted, documented, and performed by a reputable contractor.

4. If the Roof and Gutters Work Together as a System

When replacing a roof, many homeowners overlook the condition and compatibility of their gutters. However, your roof and gutter system are closely connected, both functionally and visually. Together, they manage rainwater, prevent foundation damage, and protect your siding, landscaping, and fascia boards from rot or erosion. If one is failing, it often impacts the other.

Replacing a roof without assessing the state of your gutters and also considering new gutter installation can lead to complications down the road. For example:

• Old or undersized gutters may not handle the water runoff from a new roof with upgraded pitch or surface area. 
• Misaligned gutters can cause water to back up beneath shingles, leading to premature roof damage. 
• Worn-out gutter hangers or poorly placed downspouts can damage the roof’s drip edge or soffit over time. 

When selling your home, buyers are increasingly aware of these details. A new roof combined with sagging, leaking, or mismatched gutters sends mixed signals. On the other hand, a coordinated update, such as pairing new architectural shingles with seamless gutters or adding gutter guards, creates a cleaner exterior look and a stronger first impression.

Signs Your Gutters Should Be Replaced With Your Roof:

• Rust, sagging, or separation from the fascia 
• Water pooling near the foundation or siding 
• Visible clogs, cracks, or overflowing during rain 
• Gutters more than 15–20 years old, especially if original to the home 

In many Pennsylvania homes, especially those in wooded or hilly areas like Northumberland or Millheim, investing in gutter guards alongside a new roof can also reduce long-term maintenance and appeal to buyers looking for low-maintenance exteriors.

When roof and gutter upgrades are planned together, they create a more effective and visually cohesive system, one that helps protect your home while adding curb appeal and buyer confidence.

Are Metal Roofs Better for Value?

In Pennsylvania, metal roofing is becoming more popular for its long lifespan and ability to shed snow quickly. Often considered more of a commercial roofing option, metal roofing is a great choice for rural homes and cabins, especially those in heavy snow zones like Millheim or Watsontown. But asphalt shingles continue to offer broader appeal for standard residential roofing on homes.

Metal roofing has advantages:

• 40–70 year lifespan 
• Low maintenance 
• Reflects solar heat, improving summer efficiency 
• Great snow-shedding ability 

But it also comes with limitations:

• Higher upfront cost 
• Louder in heavy rain or hail 
• Can dent from impact 
• It may look too industrial for suburban homes 

For most homeowners planning to sell within the next 10–20 years, a well-installed asphalt shingle roof remains the more practical and cost-effective option.

How Much Value Can a New Asphalt Roof Add?

When installed by professionals and maintained properly, a new asphalt roof can be one of the most valuable upgrades you can make before selling. While it won’t return every dollar, it significantly enhances buyer perception and reduces sales friction.

By the Numbers:

• Returns 60% to 70% of its cost in added resale value 
• Can justify $10,000–$20,000 increases in listing price 
• Reduces time on market by making the home move-in ready 
• Prevents buyer requests for credits or repairs 

In towns like Jersey Shore, Mifflinburg, and South Williamsport, where many homes are 30+ years old, a new roof can be the tipping point that makes a buyer choose your property over another.

Asphalt Shingles are a Smart Investment for Your PA Home

The new asphalt shingles value addition is often significant for Pennsylvania homeowners, particularly when chosen wisely and installed correctly. Whether you plan to stay in your home for another decade or list it in the coming months, investing in a quality roof can protect your structure, reduce future maintenance, and improve your overall property value.

If your current roof is approaching 15–20 years of age or showing visible wear, it’s worth scheduling an inspection to assess your options. A new asphalt shingle roof could be the upgrade that makes your home more desirable, more marketable, and more profitable.

 

Need a roof assessment from a trusted local expert?
Schedule a no-pressure inspection with Bull Run Roofing to learn how your current roof is affecting your home’s value—and what your best next step should be.