How does Illinois compare with the national average for an asphalt roof replacement?

Homeowners in Illinois typically recoup about 52% of the project's cost at resale, versus ~57% nationally. Illinois is part of the East North Central Census division, which has the 2nd-lowest renovation resale returns of the 9 U.S. divisions.

What most affects the actual return in Illinois?

Recency and condition. In Roots' model, work under 2 years old counts fully toward resale value, then depreciates toward ~20% after 10 years. A home with a documented maintenance record also typically sells closer to asking. Market conditions in the East North Central division set the regional baseline.

Where do these numbers come from?

Roots calibrates the national baseline for an asphalt roof replacement against the 2024 Cost vs. Value Report (Zonda), then applies a East North Central-division adjustment derived from division-level averages in the 2024 Cost vs. Value Report, plus the model's own age and condition factors. Figures are modeled estimates, not appraisals.

Is an asphalt roof replacement worth it in Illinois?

Quick answer: Only partly, in dollar terms. In Illinois, an asphalt roof replacement typically returns about 52% of its cost at resale, below the ~57% national average. It adds real value, but treat it as an improvement you'll enjoy rather than an investment that pays for itself.

How Illinois compares

Illinois is part of the East North Central U.S. Census division, which has the 2nd-lowest renovation resale returns of the 9 divisions in Roots' valuation model. In practice that means an asphalt roof replacement that returns ~57% of its cost nationally typically returns ~52% for a Illinois home.

The same regional adjustment applies across the division (Illinois plus IN, MI, OH, WI). Nationwide, the spread for this project runs from ~47% in the West North Central division to ~67% in the Pacific division. See the national breakdown for every region.

The East North Central market

The Great Lakes states offer some of the most affordable metro housing in the country, with a large share of homes built in the postwar decades. Price appreciation is steadier than on the coasts, which means big-ticket renovations recover less of their cost, so practical, condition-focused improvements tend to hold up better here.

Freeze-thaw cycles and lake-effect weather make roof condition a standard inspection flashpoint in this region.

How other projects return in Illinois

Project	Typical return in Illinois
Asphalt roof replacement (this page)	~52%
Wood deck addition	~75%
Bathroom remodel	~67%
Basement remodel	~65%
Window replacement	~61%

Return figures are typical resale-return estimates from Roots' home valuation model. Actual results vary by market, home, and workmanship, and shouldn't be relied on for lending, insurance, or tax decisions.

Sources: national baseline for this project calibrated against the 2024 Cost vs. Value Report (Zonda); regional adjustment derived from division-level averages in the 2024 Cost vs. Value Report.

Protect the value you add

Whatever the project returns on paper, condition decides what you actually get: in Roots' model the value of completed work fades as it ages, and a documented maintenance record helps a home sell closer to asking. If you're planning around resale value, start with upkeep. The free maintenance checklist generator builds a seasonal schedule for Illinois homes in about a minute.

The bottom line

“According to Roots' home valuation model, Illinois's East North Central region has the 2nd-lowest renovation resale returns of the 9 U.S. Census divisions. An asphalt roof replacement there typically recoups about 52% of its cost, within a nationwide range of ~47% to ~67%.” — Roots home valuation model (regionally adjusted resale-return estimates)

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Frequently asked questions

Is an asphalt roof replacement worth it in Illinois?: Only partly, in dollar terms. In Illinois, an asphalt roof replacement typically returns about 52% of its cost at resale, below the ~57% national average. It adds real value, but treat it as an improvement you’ll enjoy rather than an investment that pays for itself.
How does Illinois compare with the national average for an asphalt roof replacement?: Homeowners in Illinois typically recoup about 52% of the project’s cost at resale, versus ~57% nationally. Illinois is part of the East North Central Census division, which has the 2nd-lowest renovation resale returns of the 9 U.S. divisions.
What most affects the actual return in Illinois?: Recency and condition. In Roots’ model, work under 2 years old counts fully toward resale value, then depreciates toward ~20% after 10 years. A home with a documented maintenance record also typically sells closer to asking. Market conditions in the East North Central division set the regional baseline.
Where do these numbers come from?: Roots calibrates the national baseline for an asphalt roof replacement against the 2024 Cost vs. Value Report (Zonda), then applies a East North Central-division adjustment derived from division-level averages in the 2024 Cost vs. Value Report, plus the model’s own age and condition factors. Figures are modeled estimates, not appraisals.

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