County records from the last 12 months give a clearer picture of roof replacement costs in Miami than any single quote can.
A roof is the single most expensive system in most South Florida homes, and the work is invisible once it is done. That is exactly why the paper trail matters. Before you take one contractor's word for what a roof should cost, it helps to look at what roofs actually cost across Miami-Dade — and the county records make that possible.
In the 12 months to October 2026, 10,823 roofing jobs were filed on houses in Miami-Dade. The middle job was valued at $20,000 — meaning half the roofs were valued above that figure and half below it. The work was done by 1,259 different companies, which tells you this is a large, competitive market, not a trade dominated by a handful of firms.
Roofing is spread across the county, but a few ZIP codes stand out. In 33186, contractors filed 612 roofing jobs, with a middle value of $22,000. In 33165, there were 549 jobs, with a middle value of $20,000. In 33177, there were 526 jobs, valued at about $22,000 at the middle. And in 33176, there were 485 jobs, valued at about $29,600 at the middle — noticeably higher than the rest.
The busiest companies countywide were T & S Roofing Systems Inc with 267 jobs, AZ Contracting of South Florida with 178 jobs, and Roofing Experts Services Inc with 161 jobs.
One thing to keep in mind: the values in these records are the declared value written on the county record when the job was filed. That is not the same as a quote or a final bill. Contractors often declare a conservative figure, and the real cost can land higher or lower depending on what the job turns out to involve.
The spread also reflects real differences between homes. Tile costs more than shingle. A large single-story roof costs less per square than a small, cut-up roof with multiple valleys and hips. Two neighbors in the same ZIP code can legitimately pay very different amounts for what sounds like the same job.
Treat $20,000 — the middle job countywide — as a reference point, not a price. If a quote comes in far under the middle value, that is a question to ask, not a bargain to grab. Ask what is excluded: is the decking replacement included? What about permit fees, disposal, and code upgrades that Miami-Dade requires? Low bids that leave out these items tend to grow once the work starts.
If a quote comes in well above the middle, ask for the breakdown in writing too. Sometimes it is justified — a bigger roof, better materials, structural work. Sometimes it is not.
With 1,259 companies filing roofing work in a single year, quality varies widely. Before comparing prices, check their permits first. A company with a steady record of filed jobs in your area is a very different proposition from one filing its first job in the county.
Want the numbers for your own ZIP code — what roofs in your neighborhood actually filed for, and which companies did the work? Pick your project and ZIP on the home page and get your free report.
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