So... you are getting ready to list your home for sale... and your roof is 32 years old.  Woah!

Most architectural shingles have an average lifespan of 25 to 30 years.

If your roof does not have any leaks, and thus you don't want to replace the shingles before selling your home, how should you think about pricing your home?

Side note - You had three roofers come by and the average quote for replacing your roof is $20K.

Now, let's imagine these three other very similar homes in your neighborhood have sold in the past six months...

Home #1 - new roof, sold for $475K.

Home #2 - five year old roof, sold for 470K.

Home #3 - eight year old roof, sold for $470K.

So, can you assume your house will also sell for $470K to $475K despite the very old roof?

Probably not.

Most buyers will realize that your roof is beyond it's expected lifespan and will factor in the cost of roof replacement when they consider the price they are willing to pay for your house.

Given that it will cost approximately $20K to replace your roof, buyers will likely want to pay between $455K and $460K for your house.

So, you could...

[1]  price your home for $475K (the price of the house with the new roof) and hope for the best

[2]  price your home at $465K ($10K less than the price of the house with the new roof) and hope that is enough of a discount for a buyer.

[3]  price your home at $455K (the cost of the roof replacement lower than the price of the house with the new roof) and be very confident that most buyers will find your house to be very fair

I will likely recommend we consider strategy #2 above - but we will want to examine how much competitive buyer interest there is in your price range.