How much a furnace replacement costs in 2026, and whether your quote is fair
On furnace replacement permits, the median declared value runs from $4,270 in Cleveland to $6,640 in Seattle. Those are the values contractors wrote on 8,945 permits in Buffalo, Pittsburgh, Cleveland, Baltimore and Seattle, adjusted to today's dollars. Enter your ZIP and quote to see where yours falls in your region.
Reviewed by Matt Kovalik, licensed Minnesota journeyworker electrician. License AJ703617 (verify). Updated October 2026. Based on 8,945 permits in Buffalo, Pittsburgh, Cleveland, Baltimore and Seattle.
Furnace replacement checker
Fair.
Your quote sits in the middle half of what these permits show.
What 5,225 permits in Seattle show.
Middle half: $5,460 to $8,380.
Across regions, the median permit value runs from $4,270 in Cleveland to $6,640 in Seattle.
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- Northeast$5,570Buffalo and Pittsburgh
- Midwest$4,270Cleveland
- South$5,540Baltimore
- West$6,640Seattle
What to know about the wiring around a new furnace
A gas furnace still runs on electricity. The blower motor, ignition, control board, condensate pump and thermostat all depend on it, so the furnace needs a properly installed dedicated circuit and tidy low-voltage controls to run dependably.
A furnace swap is often the first close look at that corner of the basement in years. Extension cords, a crowded utility circuit, a loose service switch, open junction boxes or thermostat wire spliced again and again are worth fixing while the area is open, rather than leaving old parts beside new equipment.
Zoning, humidifiers, air cleaners, smart thermostats and variable-speed blowers all add to the low-voltage side, so a problem that looks like a furnace fault can come from thermostat wiring, a missing common wire or untidy accessory wiring.
On the quote, look for a thermostat upgrade, a clear yes or no on new low-voltage wiring, power for the condensate pump, and whether the electrical hookup is brought up to date or just reattached; "reconnect existing electrical" can mean different work to different contractors. Combustion testing, venting, airflow and sizing belong to the HVAC contractor.
Questions to ask before you sign
Matt's list for this job.
- How did you calculate the heating needs of this house instead of just matching the old furnace?Matching the old furnace can carry an old sizing mistake into the new installation.
- What exact equipment and thermostat are included, and why do they fit this house?The proposed controls and airflow matter to daily comfort as much as the efficiency rating.
- Are the ducts, filter arrangement, and return airflow suitable for the furnace you are proposing?Restricted returns or undersized ducts can hold back a furnace that otherwise fits the house.
- What venting and combustion-air changes are included, and what happens to any appliance sharing the old vent?When the furnace leaves a shared vent, the water heater may need venting changes of its own.
- Where will condensate drain, and how will you protect that route from freezing or backing up?A poorly planned condensate route can stop the heat or put water where it does not belong.
- What gas and electrical work, permits, and removal are covered, and how long will we be without heat?Gas work, electrical changes, and the time without heat belong alongside the equipment in the proposal.
- What startup measurements will you record, and what labor warranty and maintenance conditions apply?Recorded gas input, temperature rise, and airflow show how the unit was set up. Warranty terms explain what happens afterward.
Also worth asking
- Can you list the exact equipment and all installation changes in the written bid?Model names leave out the labor and connection changes needed to put that equipment into service.
- What does the labor warranty cover, and what maintenance or registration is required?Parts coverage may exclude troubleshooting and return visits, and missed maintenance or registration can affect your coverage.
What moves the price
- $4,270
Lowest regional median
The median permit value in the region with the lowest one. The bar above shows each region side by side.
- $6,640
Highest regional median
The highest median permit value of any region. The data shows the gap between regions but not what causes it.
- $8,380
Top of the middle half in Seattle
A quarter of Seattle furnace permits sit above this. A quote up here is worth a line-by-line look at the scope.
Fair range by metro
| Metro | Region | Middle half of permit values | Permits | Updated |
|---|---|---|---|---|
| Buffalo | Northeast | $4,220 to $7,100 | 1,485 | October 2026 |
| Pittsburgh | Northeast | $3,220 to $6,510 | 53 | October 2026 |
| Cleveland | Midwest | $3,130 to $6,220 | 1,713 | October 2026 |
| Baltimore | South | $3,820 to $7,480 | 469 | October 2026 |
| Seattle | West | $5,460 to $8,380 | 5,225 | October 2026 |
Declared permit values, issued October 2023 to October 2026, adjusted to 2026 dollars with CPI-U. Cities join a zone only if they pass the calibration check.
Questions people ask
How much does a furnace replacement cost?
On furnace permits, the median declared value runs from $4,270 in Cleveland to $6,640 in Seattle. Furnace size and efficiency, venting or gas line changes, and your region can all move a quote. Enter your ZIP in the checker for the middle half of permit values near you, then compare the scope line by line.
What counts as a furnace-only permit here?
A permit to replace one furnace without new central air. We drop permits that add ductwork replacement, two or more furnaces, boilers, commercial work and new construction. Furnace jobs that only connect to the existing ducts stay in. That keeps the range about one job: swapping the furnace you have for a new one.
Why are the numbers called permit values?
They are the job values contractors declare when they pull a permit. Cities use them for permit fees. They are not receipts, and each city's values are checked against the Census survey before we use them. We adjust values to today's dollars and say which cities a range comes from, so you know what the comparison rests on.
Does a high efficiency furnace land higher in the range?
Our data cannot say, because the permits do not split furnaces by efficiency. What we can say is that a high efficiency furnace vents through plastic pipe to the outside and drains condensate, so switching from an older unit can add venting and drain work. If your quote sits near the top of the range, ask how much of it is that change.
Sources
- City of Cleveland building permits
- City of Pittsburgh PLI permits (WPRDC)
- City of Buffalo permits (Open Data Buffalo)
- City of Seattle permits (data.seattle.gov)
- City of Baltimore housing and building permits (Open Baltimore)
- U.S. Bureau of Labor Statistics (CPI and PPI)
- How we build the numbers
- Data sources and licenses