Exterior House Painting Cost Guide (2026): Real Numbers From a [Contractor](/blog/diy-vs-contractor)

I've painted over 200 house exteriors in the last 15 years. The number one question I get is: "How much should this actually cost?" The answer is never simple, but after reading this guide, you'll know exactly what to expect — and where most homeowners leave money on the table.

Quick Cost Summary

Before we dive deep, here's the range you're looking at in 2026:

These ranges reflect single-story homes with standard siding. Multi-story homes add 20–40% due to scaffolding and safety requirements.

What Actually Drives Exterior Painting Costs

1. Paintable Surface Area (Not Livable Square Footage)

This is where most online calculators get it wrong. Your 2,000-square-foot home doesn't have 2,000 square feet of paintable surface. It has more.

Here's my rule of thumb after measuring hundreds of homes:

• Single-story ranch: Multiply livable sq ft by 1.2–1.4
• Two-story colonial: Multiply livable sq ft by 1.8–2.2
• Split-level: Multiply livable sq ft by 1.5–1.7

A 2,000-square-foot two-story home typically has 3,600–4,400 square feet of paintable exterior surface. That includes walls, soffits, fascia, trim, and gables.

2. Paint Quality — The Single Biggest Variable You Control

I break paint into three tiers, and the price difference is dramatic:

Economy Paint ($25–$35/gallon):

• Brands like Glidden, Valspar (basic line)
• Lasts 4–6 years before visible fading
• One gallon covers 350–400 sq ft (one coat)
• Fine for rental properties or pre-sale touch-ups

Mid-Range Paint ($40–$55/gallon):

• Sherwin-Williams SuperPaint, Benjamin Moore Regal Select
• Lasts 7–10 years
• Better coverage: 350–400 sq ft per gallon
• Best value for most homeowners

Premium Paint ($55–$80/gallon):

• Sherwin-Williams Duration, Benjamin Moore Aura Exterior
• Lasts 10–15 years
• Self-priming, superior adhesion
• Worth it if you're staying in the home 10+ years

My recommendation: Mid-range paint with a premium primer underneath. You get 90% of the durability at 70% of the cost. On a 2,000-square-foot home, this saves $300–$500 in materials alone.

3. Prep Work — Where Contractors Make or Break Quality

Here's what I tell every homeowner: prep work is 60–70% of a quality paint job. The actual painting is the easy part.

Pressure Washing: $150–$400 Every exterior needs it. Painting over dirt, mildew, or chalky old paint guarantees peeling within two years. I use 2,500 PSI for wood siding, 3,000 PSI for masonry.

Scraping and Sanding: $500–$2,500 This is where costs vary wildly. A home with minimal peeling might need 4–6 hours of scraping. A neglected Victorian with layers of old lead paint? That's 40+ hours.

Caulking: $150–$400 Every seam around windows, doors, and trim joints needs fresh caulk. I use DAP Dynaflex 230 ($5–$7/tube). Budget 15–25 tubes for a typical home.

Primer: $200–$600 Bare wood and stained areas need primer. If the existing paint is in decent shape and you're using self-priming paint, you can skip full priming — but spot-prime bare areas always.

Repair Work: $200–$2,000+ Rotted trim, damaged siding, cracked stucco. This is the wildcard. I've seen $200 jobs and $5,000 jobs. Get this assessed before committing to a painting budget.

DIY vs. Hiring a Professional: An Honest Assessment

I'm a contractor, and I'm going to be straight with you: some homeowners should absolutely DIY this.

When DIY Makes Sense

• Single-story home (no ladder work above 12 feet)
• You have 3–5 full days available
• Existing paint is in good condition (minimal scraping)
• You own or can rent a good sprayer ($75–$150/day)
• You're comfortable on a ladder

DIY Material Costs for a 2,000 sq ft Home:

When to Hire a Pro

• Multi-story home (safety risk isn't worth the savings)
• Significant prep work needed (lead paint, extensive rot)
• You want it done in 3–5 days, not 3–5 weekends
• Stucco, brick, or specialty siding

Professional Cost Breakdown for a 2,000 sq ft Home:

Labor rates vary significantly by region. In the Southeast, expect $35–$50/hour per painter. In the Northeast and West Coast, $50–$75/hour is standard.

Cost by Siding Type

Your siding material changes everything:

Wood Lap Siding: Most common, most straightforward. Standard pricing applies. Needs thorough scraping and priming of bare spots.

Stucco: Add 15–25% to standard costs. Stucco requires elastomeric paint ($50–$70/gallon) and uses more product due to the textured surface. A 2,000-square-foot stucco home typically costs $5,500–$10,000 professional.

Brick: Painting brick is a commitment — once painted, you're repainting every 5–7 years. Costs run $6,000–$12,000 for a 2,000-square-foot home due to masonry primer requirements and extra coats.

Vinyl Siding: Yes, you can paint vinyl. Use 100% acrylic latex and never go darker than the original color (heat warping). Costs are similar to wood siding.

Cedar Shake: Premium pricing. Shakes eat paint due to texture. Budget 30–40% more product. Staining is often a better choice ($3,000–$7,000 for a full home).

The Costs Nobody Tells You About

Lead Paint Testing and Abatement

Homes built before 1978 may have lead paint. Testing costs $300–$500. If positive, certified lead-safe [renovation](/blog/bathroom-renovation-cost-guide) practices are required by EPA (RRP Rule). This adds $2,000–$8,000 to the project. Do not skip this. Fines start at $37,500 per day.

Color Changes

Going from dark to light (or vice versa) requires an additional coat. That's 30–40% more paint and 1–2 extra days of labor. Budget an additional $1,500–$3,000 on a professional job.

Trim and Accent Colors

Most estimates assume 2 colors (body + trim). Each additional accent color adds setup time and material cost: roughly $500–$1,000 per additional color.

Landscaping Protection

Mature landscaping near the house needs protection. Professional crews handle this, but if bushes are tight against the house, prep time increases. Severely overgrown areas may need trimming first ($200–$500).

How to Save Money Without Cutting Corners

After 200+ projects, here are the savings strategies that actually work:

1. Schedule in the off-season. September through November and March through May are slower for painters. I offer 10–15% discounts during these windows. Most contractors do.

2. Do your own prep. Pressure wash, scrape, and caulk yourself. Then hire a crew just for priming and painting. This cuts professional costs by 25–35%.

3. Buy your own paint. Contractors mark up materials 15–30%. Buy direct from Sherwin-Williams (ask for the contractor discount — they'll often give it to homeowners buying 10+ gallons) or during their 40% off sales (typically June and September).

4. Get three quotes — minimum. I can't stress this enough. On a $7,000 job, I've seen quotes range from $4,800 to $12,000 for the exact same scope. Always get the quote in writing with specific product names, number of coats, and prep work detailed.

5. Bundle projects. If you also need gutters cleaned, minor carpentry, or deck staining, bundle it. Most crews will discount the add-ons 20–30% since they're already set up.

Project Timeline

Here's what a realistic schedule looks like:

DIY (2,000 sq ft, single-story):

• Day 1: Pressure wash
• Day 2: Dry, scrape, sand, caulk
• Day 3: Prime bare areas and stains
• Day 4–5: First coat
• Day 6–7: Second coat and trim
• Total: 5–7 days (weekends = 2–3 weeks)

Professional (2,000 sq ft):

• Day 1: Setup, pressure wash, initial prep
• Day 2: Scraping, sanding, caulking, repairs
• Day 3: Priming
• Day 4: First coat body and trim
• Day 5: Second coat, touch-ups, cleanup
• Total: 3–5 business days

ROI: Is Exterior Painting Worth It?

According to the National Association of Realtors' 2025 Remodeling Impact Report, exterior painting delivers a 152% cost recovery at resale — one of the highest ROIs of any home improvement project.

On a $7,000 paint job, you can expect approximately $10,600 in added [home value](/blog/appraisal-process-explained). For curb appeal alone, it's the single best investment you can make.

Even if you're not selling, consider this: a $7,000 paint job that lasts 10 years costs $700/year to protect your home's entire exterior envelope. That's cheaper than most home warranties.

Red Flags When Hiring a Painter

Watch out for these warning signs:

• No written estimate — walk away
• Asking for more than 30% deposit — industry standard is 10–25% down
• No proof of insurance — verify their general liability and workers' comp
• Vague prep work description — "we'll prep as needed" means they won't
• Using unmarked paint — some contractors thin premium paint or substitute cheaper products. Ask to see the cans on-site.
• Quoting by the room instead of by measured square footage

Final Thoughts

Exterior painting is one of the few projects where the math clearly works in your favor — whether you DIY or hire a pro. The key is investing in proper prep and quality paint. I've repainted homes where the previous crew used cheap paint with no prep, and the job lasted two years. I've also seen proper jobs last 12–15 years.

Spend the money where it matters (prep and paint quality), save where you can (timing and buying your own materials), and your home will look great for a decade.

Have a specific question about your exterior painting project? Drop it in the comments — I answer every one.

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