Complete 2026 pricing guide by home size and material
The quick answer: replacing all windows in a house costs $3,000–$20,000+, depending on home size, frame material, and window type. The average homeowner with 12 windows pays $4,800–$14,400 for a whole-house project using double-hung windows. Vinyl frames fall at the low end, wood and fiberglass at the high end.
This guide breaks down exactly what you'll pay based on your home size, which factors move the needle most, and how to save thousands without sacrificing quality.
The number of windows in your home is the single biggest factor in total project cost. Here's what a whole-house window replacement costs at four common home sizes, using double-hung windows with double-pane Low-E glass and retrofit installation:
| Home Size | Windows | Vinyl | Wood | Fiberglass |
|---|---|---|---|---|
| Small (1,000 sq ft) | 8 | $2,400 - $4,400 | $3,840 - $7,040 | $3,600 - $6,600 |
| Average (1,500 sq ft) | 12 | $3,600 - $6,600 | $5,760 - $10,560 | $5,400 - $9,900 |
| Large (2,500 sq ft) | 18 | $5,400 - $9,900 | $8,640 - $15,840 | $8,100 - $14,850 |
| Very Large (3,500+ sq ft) | 25 | $7,125 - $13,063 | $11,400 - $20,900 | $10,688 - $19,594 |
Ranges reflect national averages. Northeast and West Coast prices run 15–30% higher. Southern and Midwest states trend lower.
A few things to note about these numbers. The ranges are wide because window costs vary significantly by manufacturer, glass package, and contractor. The low end represents basic models with standard double-pane glass. The high end includes premium glass packages and higher-end brands. The very large home estimates include a 5–10% bulk discount, which we'll explain below.
The cost table above gives you a starting range, but several factors can push your project higher or lower. Here are the ones that move the needle the most:
Frame material is the second-biggest cost driver after the number of windows. The five common options span a wide price range:
| Frame Material | Cost Per Window (Installed) | Lifespan |
|---|---|---|
| Aluminum | $140 - $520 | 25 years |
| Vinyl | $150 - $550 | 25 years |
| Composite | $210 - $770 | 35 years |
| Fiberglass | $225 - $825 | 40 years |
| Wood | $240 - $880 | 35 years |
For a detailed cost breakdown of the two most popular options, see our guide: Vinyl vs Wood Windows: Full Cost Comparison.
Not all windows are created equal in price. If your home has a mix of window types, costs will vary by room:
| Window Type | Base Cost Range (Before Frame Multiplier) |
|---|---|
| Single Hung | $150 - $400 |
| Double Hung | $200 - $550 |
| Sliding | $200 - $500 |
| Casement | $250 - $650 |
| Awning | $250 - $600 |
| Bay / Bow | $800 - $2,500 |
If your home has bay or bow windows, those can dramatically increase the total project cost. A single bay window can cost as much as 3–5 standard double-hung windows.
The glass you choose has a major impact on both cost and energy performance:
For 12 windows, upgrading from standard double pane to double-pane Low-E adds about $360–$600 to the project. Upgrading to triple pane adds $1,200–$1,680. Whether the extra cost makes sense depends on your climate -- see our energy savings analysis for the detailed math.
Where you live significantly affects what you'll pay. Labor costs vary by as much as 45% across the country:
Our calculator adjusts costs for your specific state, window count, frame material, and glass package.
Calculate Your Cost →One of the biggest advantages of replacing all windows at once is the volume discount. Contractors typically reduce pricing for whole-house projects because they save on mobilization, can buy materials in bulk, and schedule their crew more efficiently.
Here's what to realistically expect:
| Project Size | Typical Discount | Savings on $10,000 Project |
|---|---|---|
| 1-5 windows | 0% | $0 |
| 6-9 windows | 0 - 3% | $0 - $300 |
| 10-14 windows | 5 - 8% | $500 - $800 |
| 15-19 windows | 8 - 12% | $800 - $1,200 |
| 20+ windows | 10 - 15% | $1,000 - $1,500 |
Beyond the per-window discount, replacing all windows at once has other financial advantages. You pay only one mobilization/setup fee instead of multiple. You get a consistent installation quality across all windows. And you maximize energy savings immediately rather than gradually.
Important: Not all contractors offer bulk discounts voluntarily. You need to ask. Get quotes from at least 3 contractors and explicitly mention the total window count. Some will discount the labor, others the materials, and some will offer a flat percentage off the total.
New energy-efficient windows can save you $200–$400 per year on heating and cooling bills, partially offsetting the replacement cost over time. The savings are highest if you're replacing old single-pane windows or double-pane windows with failed seals (foggy glass).
| Upgrading From | Upgrading To | Est. Annual Savings |
|---|---|---|
| Single pane | Double pane Low-E | $250 - $400 |
| Old double pane | New double pane Low-E | $125 - $250 |
| Old double pane | Triple pane Low-E | $200 - $350 |
Over a 25-year window lifespan, those savings add up to $3,000–$10,000 in reduced energy costs. That won't fully pay for the windows in most cases, but it significantly reduces the net cost. For the complete payback math by climate zone, see our guide: Do New Windows Really Save on Energy Bills? We Did the Math.
There are several legitimate ways to reduce your total project cost without sacrificing quality:
If your existing window frames are in good condition (no rot, no warping, structurally sound), retrofit (insert) installation saves $100–$200 per window compared to full-frame replacement. For 12 windows, that's $1,200–$2,400 in savings. The trade-off is a slightly smaller glass area since the new window fits inside the existing frame.
Vinyl is the most cost-effective frame material for the vast majority of homes. It costs 40–60% less than wood, requires zero maintenance, and provides good energy efficiency. Unless you have specific aesthetic requirements (historic home, luxury market), vinyl is the smart financial choice. See our vinyl vs wood comparison for the full breakdown.
Window replacement pricing varies dramatically between contractors -- sometimes by 30–50% for the same scope of work. Always get at least three written quotes. Make sure each quote specifies the same window brand, model, glass package, and installation type so you're comparing apples to apples.
Window contractors are busiest in late spring and summer. Scheduling your project for late fall, winter, or early spring can reduce costs by 10–15%. Contractors are more willing to negotiate when their calendar is lighter. The only downside is working in cold weather, but modern installation techniques handle this well.
Triple-pane windows, argon gas fills, and premium hardware add cost. For moderate climates (most of the Southeast, Southwest, and Mid-Atlantic), double-pane Low-E glass provides excellent performance at a much lower price point. Triple pane is most worthwhile in cold climates like Minnesota, Wisconsin, and New England.
A whole-house window replacement is a significant investment. Here are the most common ways homeowners pay for it:
The most popular financing method for window replacement. Home equity loans offer fixed rates (currently 7–9% for most borrowers) and terms of 5–20 years. The interest may be tax-deductible since the improvement is attached to your home. A HELOC works similarly but with a variable rate and revolving credit line.
Many large window companies offer in-house financing, sometimes with promotional 0% interest for 12–18 months. Read the fine print carefully -- if you don't pay off the balance during the promotional period, deferred interest (often 20%+) kicks in on the full original amount. These deals are great if you can pay off quickly, but expensive if you can't.
If you're buying a home or refinancing, an Energy-Efficient Mortgage lets you roll the window replacement cost into your mortgage. You get the benefit of low mortgage interest rates (much lower than personal loans or credit cards) and a 30-year payoff period. The FHA, VA, and conventional loan programs all offer EEM options.
Don't overlook these -- they can reduce your effective cost by $500–$2,000+:
Between the federal tax credit and local utility rebates, many homeowners save $800–$1,500 on a whole-house project. That's money you'd leave on the table if you don't check for available programs before starting.
Use our free calculator to compare costs across all five frame materials with state-adjusted pricing and energy savings estimates.
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