Three scenarios — replace, credit, or stand pat — and how to know which one fits.
The Evanston buyer pool is roof-aware
Evanston buyers — especially the 35-to-50-year-old families moving from Lincoln Park and the Northwestern faculty buying first homes — read every inspection report carefully and negotiate on it. A "needs new roof" line item routinely costs sellers $15,000–$25,000 at closing through price reduction or credit.
Scenario 1: replace before listing
The right move when the roof is over 20 years old, the inspection will inevitably flag it, and your home is in a desirable price tier ($800k+) where buyers expect move-in-ready condition. The new roof typically returns 70–85% of its cost in raised list price and the rest in a faster sale and stronger negotiating position.
Scenario 2: credit at closing
The right move when the roof has 5–8 years of life left, the inspection will note it but not condemn it, and you do not want to manage a project before listing. Offer a $5,000–$10,000 closing credit. Buyers usually take it and do the work on their own timeline.
Scenario 3: stand pat
The right move when the roof is under 12 years old and in good condition. Order a pre-listing inspection from us ($295, written report) and include it in the disclosure packet. Buyers move from "unknown risk" to "documented" and stop negotiating against it.
What an Evanston realtor will tell you
The four upgrades that move list price the most in Evanston are: kitchen, primary bath, roof, and curb appeal (which the roof is half of). The roof is the only one of those four where you also reduce the risk of the deal falling through after inspection.