$8,000 to $12,000. That’s a realistic range to drywall a standard 1,500 sq ft house from scratch, materials and labor included. But I’ve seen contractors miss that number by 30% or more because they forgot ceiling sheets, shorted on mud, or didn’t account for waste on cut-heavy rooms.
A drywall estimate has more moving parts than most people realize. It’s not just “count the sheets and multiply.” You need to account for wall area, ceiling area, waste factor, corner bead, joint compound by the bucket, screws by the box, and labor broken into hanging vs. finishing. Miss any piece and you’re eating the difference.
This guide walks through the full drywall estimation process the way I do it on real jobs. If you want to skip the manual math, our drywall calculator handles the takeoff for you. And if you want to turn that takeoff into a professional proposal fast, Try EstimationPro free to build complete drywall estimates in minutes.
Quick Answer: What Does a Drywall Estimate Include?
A complete drywall estimate covers five categories: sheet count (with waste), fasteners, tape and joint compound, labor for hanging, and labor for finishing. For a typical residential job, expect $1.50 to $4.00 per square foot installed (materials + labor) depending on ceiling height, finish level, and your local market. Most contractors break the bid into materials and labor separately so the homeowner sees exactly where the money goes.
All 2026 pricing in this guide reflects national averages. Prices vary by region, local labor market, and material availability. Metro areas typically run 15-25% higher than rural markets. Get quotes from local contractors for your specific project.
How to Measure for Drywall
Start with wall area. Measure the perimeter of each room in feet, multiply by the ceiling height, and you’ve got gross wall area. Then subtract door and window openings. A standard interior door is about 21 sq ft, and a standard window runs 12-15 sq ft.
For ceilings, it’s length times width for each room. Don’t forget closets, hallways, and soffits. These small areas add up fast and they’re the ones people forget.
Pro tip: Measure every room individually. Don’t estimate from floor plans alone. Floor plans lie. Walls aren’t always where the blueprint says they are, especially in older homes. I’ve shown up to plenty of jobs where the “12x14 bedroom” was actually 11’8” x 13’6”.
Converting Square Footage to Sheets
A standard 4x8 sheet covers 32 sq ft. Divide your total square footage by 32, then add your waste factor.
- Standard rooms (rectangles, few cuts): 10% waste
- Rooms with lots of cuts (angles, soffits, arches): 15% waste
- Cathedral ceilings or complex layouts: 15-20% waste
| Room Type | Typical Sq Ft | Sheets Needed (with waste) |
|---|---|---|
| Standard bedroom (12x12, 8’ ceiling) | ~400 sq ft walls + 144 ceiling = 544 | 19 sheets |
| Master bedroom (14x16, 8’ ceiling) | ~480 walls + 224 ceiling = 704 | 24 sheets |
| Kitchen (12x14, 8’ ceiling) | ~416 walls + 168 ceiling = 584 | 20 sheets |
| Bathroom (8x10, 8’ ceiling) | ~288 walls + 80 ceiling = 368 | 13 sheets |
| Hallway (4x20, 8’ ceiling) | ~384 walls + 80 ceiling = 464 | 16 sheets |
Note: Wall figures above are gross area before subtracting openings. Real sheet counts will be slightly lower after deducting doors and windows.
Material Takeoff: What You Need Beyond Sheets
Sheets are only part of the material list. Here’s what most drywall jobs require:
Joint Compound (Mud)
Budget 1 box (3.5 gal) per 7-8 sheets for a Level 4 finish. That covers bedding, fill coats, and skim work. If you’re doing Level 5 (full skim coat), bump it to 1 box per 5-6 sheets. Joint compound runs $12 to $25 per box at current 2026 retail pricing (source: Home Depot/Lowe’s retail 2026).
Drywall Tape
One 500-foot roll covers roughly 40-50 sheets, depending on joint density. Most residential rooms need about 1 roll per 40 sheets. Cost: $3 to $8 per roll (Home Depot retail 2026). Budget a little extra for corners and patch work.
Screws
Plan for 28-32 screws per 4x8 sheet (16” on-center stud spacing). That works out to about 1 box of ~150 screws per 5 sheets. Current pricing is $7 to $15 per box (Home Depot retail 2026).
Corner Bead
Count every outside corner in the project and add 10% for waste. Inside corners get taped, not beaded, so they’re covered by your tape count. Paper-faced corner bead runs $2-$4 per 8-foot piece.
Complete Material Cost Summary
| Material | Coverage | Cost Per Unit | Per 1,000 Sq Ft |
|---|---|---|---|
| Drywall sheets (4x8, 1/2”) | 32 sq ft each | $10-$20/sheet | $345-$690 (35 sheets w/ waste) |
| Joint compound | 7-8 sheets/box | $12-$25/box | $60-$125 (5 boxes) |
| Drywall tape | ~40 sheets/roll | $3-$8/roll | $3-$8 (1 roll) |
| Screws | ~5 sheets/box | $7-$15/box | $49-$105 (7 boxes) |
| Corner bead | 1 per outside corner | $2-$4/piece | Varies by layout |
| Total materials | $460-$930 |
Pricing based on Home Depot/Lowe’s retail 2026. Your local supplier pricing may differ.
Labor: Hanging vs. Finishing
Drywall labor breaks into two distinct phases, and they’re often done by different crews.
Hanging Labor
Hanging is the physical work of cutting sheets, lifting them into place, and fastening to studs. Production rate for an experienced two-person crew is roughly 60-80 sheets per day on straightforward walls, dropping to 40-50 sheets per day on ceilings or cut-heavy layouts.
Hanging labor rates:
- Per sheet: $4-$10 per 4x8 sheet (common subcontractor rate)
- Per square foot: roughly $0.50-$1.50/sq ft (all-in contractor rate including overhead)
The low end is for simple, open-wall work with few cuts. The high end is for ceilings, small rooms with lots of measuring and cutting, or high walls requiring scaffolding. Per-sheet rates reflect raw sub pricing, while per-square-foot rates include mobilization, cleanup, and contractor overhead.
Finishing Labor (Tape, Mud, Sand)
Finishing is where the skill premium shows up. A bad tape job means cracks and visible seams once the paint goes on. A good tape job is invisible. For a deep dive on finishing costs by level, see our drywall taping cost breakdown.
Finishing labor rates:
- Per sheet equivalent: $1-$8 depending on finish level
- Per square foot: $1.00-$2.50/sq ft for Level 4 finish
- Level 5 (full skim): add 30-50% to Level 4 pricing
Total Labor Per Sheet (Hang + Finish, Level 4)
Combining both phases, total drywall labor runs $8 to $25 per 4x8 sheet for a Level 4 finish (source: HomeAdvisor 2025-2026 drywall cost guide, field experience). The typical rate in most markets is around $16 per sheet.
| Labor Phase | Per Sheet | Per Sq Ft | Notes |
|---|---|---|---|
| Hanging only | $4-$10 | $0.50-$1.50 | Higher for ceilings, cuts |
| Finishing (Level 4) | $4-$15 | $1.00-$2.50 | Skill-dependent |
| Total (Level 4) | $8-$25 | $1.50-$3.00 | Typical $1.75/sq ft |
Labor rates are regional. Costs run higher in metro areas and lower in rural markets (source: BLS construction laborer wage data).
Worked Example #1: Single Bedroom Remodel
Scenario: Gut remodel of a 12x14 bedroom with 8’ ceilings, 1 door, 1 window. Standard Level 4 finish.
Step 1: Measure
- Perimeter: (12 + 14) x 2 = 52 linear ft
- Gross wall area: 52 x 8 = 416 sq ft
- Subtract door (21 sq ft) + window (15 sq ft) = 36 sq ft
- Net wall area: 380 sq ft
- Ceiling: 12 x 14 = 168 sq ft
- Total drywall area: 548 sq ft
Step 2: Sheet count
- 548 / 32 = 17.1 sheets
- Add 10% waste: 17.1 x 1.10 = 19 sheets
Step 3: Materials
| Item | Quantity | Unit Cost | Total |
|---|---|---|---|
| Drywall sheets (4x8) | 19 | $15 | $285 |
| Joint compound | 3 boxes | $18 | $54 |
| Drywall tape | 1 roll | $5 | $5 |
| Screws | 4 boxes | $10 | $40 |
| Corner bead | 4 pieces | $3 | $12 |
| Materials subtotal | $396 |
Step 4: Labor
- 548 sq ft x $1.75/sq ft (hang + finish, Level 4) = $959
Step 5: Total
- Materials: $396
- Labor: $959
- Total: $1,355
- Per sq ft installed: $1,355 / 548 = $2.47/sq ft
That’s a straightforward job with no ceilings higher than 8 feet, minimal cuts, and a simple layout. The $2.47/sq ft falls right in the middle of the typical $1.50-$4.00 range.
Worked Example #2: New Construction (1,200 Sq Ft Home)
Scenario: New construction, 1,200 sq ft single-story home, 3 bedrooms, 2 baths, living room, kitchen, hallway. Standard 8’ ceilings, Level 4 finish throughout.
Step 1: Estimate total drywall area
- Gross wall area (all rooms combined): ~3,200 sq ft
- Subtract doors (8 x 21 sq ft) and windows (6 x 15 sq ft): -258 sq ft
- Net wall area: 2,942 sq ft
- Ceiling area: 1,200 sq ft
- Total drywall area: 4,142 sq ft
Step 2: Sheet count
- 4,142 / 32 = 129.4 sheets
- Add 12% waste (mixed layouts): 129.4 x 1.12 = 145 sheets
Step 3: Materials
| Item | Quantity | Unit Cost | Total |
|---|---|---|---|
| Drywall sheets (4x8) | 145 | $15 | $2,175 |
| Joint compound | 19 boxes | $18 | $342 |
| Drywall tape | 4 rolls | $5 | $20 |
| Screws | 29 boxes | $10 | $290 |
| Corner bead | 24 pieces | $3 | $72 |
| Materials subtotal | $2,899 |
Step 4: Labor
- 4,142 sq ft x $1.50/sq ft (hang + finish, Level 4, volume pricing) = $6,213
Step 5: Total
- Materials: $2,899
- Labor: $6,213
- Total: $9,112
- Per sq ft installed: $9,112 / 4,142 = $2.20/sq ft
A larger job like this usually has a lower per-square-foot rate because you get production efficiency. The crew gets into a rhythm and doesn’t lose time on setup and teardown between small rooms. The $1.50/sq ft labor rate reflects volume pricing that a new-construction drywall crew would typically charge.
Common Mistakes When Estimating Drywall
1. Forgetting the ceilings. This is the most common one. Contractors measure the walls, build the bid, and completely forget that ceilings need drywall too. On an 1,800 sq ft house, that’s 1,800 sq ft of drywall you left off the estimate.
2. Using the wrong waste factor. A wide-open basement with 8-foot walls might only need 5-8% waste. A bathroom with a tub surround, niche, and soffits might need 20%. One waste number doesn’t fit every room.
3. Not separating hang from finish on the bid. If you lump everything into one line item, you can’t accurately price a job where the homeowner wants Level 5 in the living room but Level 3 in the garage. Break them out. Your bid gets more accurate and the client sees the value.
4. Ignoring ceiling height. Once you get above 9 feet, you need scaffolding or stilts. Above 12 feet, you need a drywall lift. Scaffold rental runs $30-$120 per day (Home Depot tool rental 2026). That’s real cost that needs to be in the estimate.
5. Underestimating joint compound. Running out of mud mid-job means a trip to the supply house, which kills your production rate. Better to have a box left over than to burn two hours driving.
6. Skipping the site visit. You can estimate off floor plans, but you can’t catch the surprise plumbing stack, the steel beam that needs boxing, or the out-of-square walls without walking the job. Always walk it first.
Pro Tips for Accurate Drywall Estimates
- Order 12-15% extra sheets minimum. Damaged sheets, bad cuts, and last-minute changes happen on every job. Returning unused sheets is free. Running short is expensive.
- Price hanging and finishing separately on your bid. Different skill sets, often different crews, and it gives you flexibility to adjust.
- Track your actual production rates. If your crew hangs 65 sheets a day consistently, use that number instead of a national average. Your data beats any book rate.
- Add a line item for cleanup and haul-off. Drywall dust and scrap add up. If you don’t price disposal, you’re absorbing it.
Frequently Asked Questions
How many sheets of drywall do I need per room?
A standard 12x12 bedroom with 8-foot ceilings needs roughly 18-19 sheets (including 10% waste). That covers all four walls plus the ceiling. For a quick calculation, measure total square footage of walls and ceiling, divide by 32, then multiply by 1.10 for waste.
How much does it cost to drywall a 1,500 sq ft house?
For a standard 1,500 sq ft house with 8-foot ceilings and Level 4 finish, expect $7,000 to $13,500 total (materials + labor). A house that size has roughly 4,500 sq ft of drywall surface (walls + ceilings), and typical installed pricing runs $1.50-$3.00 per square foot of drywall area. The range depends on your local labor market, ceiling height, room count, and how many cuts the layout requires.
Should I bid drywall per sheet or per square foot?
Both methods work. Per-sheet pricing is more common among drywall subcontractors ($8-$25 per sheet for hang + finish). Per-square-foot pricing ($1.50-$4.00/sq ft installed) is easier for homeowners to understand and compare. Many contractors quote both ways internally, then present whichever format the client expects.
What’s the difference between Level 4 and Level 5 drywall finish?
Level 4 covers taping, two coats of mud over joints, and sanding. It’s the standard for most residential work that gets painted. Level 5 adds a full skim coat over the entire surface, creating a perfectly smooth finish. Level 5 costs 30-50% more in labor and is typically only needed under flat or eggshell paint in areas with strong sidelighting (source: Gypsum Association GA-214 specification).
Do I need moisture-resistant drywall in bathrooms?
Yes. Moisture-resistant (green board) or cement board is required in wet areas per most building codes. Green board costs about 20-30% more than standard drywall. For shower surrounds and tub areas, cement backer board is the better choice and runs $10-$14 per 3x5 sheet. Always check your local code requirements before bidding.
Build Better Drywall Estimates, Faster
Drywall estimating follows a clear process: measure, count sheets, build the material list, price the labor, and add your markup. Once you’ve done it a few times, it becomes second nature.
But if you’re tired of running takeoffs on paper or re-typing the same line items into spreadsheets, EstimationPro handles the heavy lifting. Build your estimate, generate a professional proposal, and let automated follow-up sequences chase the lead so you don’t have to. The contractor who responds fastest wins the job, and EstimationPro makes sure you’re that contractor. Try EstimationPro free and see how much time you get back.
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