Exterior painting is one of the highest-impact improvements a homeowner can make, but the cost range is wide enough to confuse anyone. I’ve seen quotes for the same house vary by $5,000 or more. That’s because exterior painting involves a lot of variables that interior work doesn’t: prep condition, siding type, number of stories, access, and weather windows.
In this guide, I’ll break down what exterior house painting actually costs in 2026, explain the per-square-foot pricing that contractors use, cover prep work in detail (because that’s where the real money goes), compare paint quality tiers, and help you decide when repainting makes sense vs when it’s time to re-side. Use our paint calculator to estimate material quantities, or the painting estimate calculator for a complete cost breakdown.
Exterior Painting Cost Overview
| House Size | Paintable Area (approx) | Cost Range |
|---|---|---|
| 1,000 sq ft home | 1,000-1,200 sq ft | $2,500-$5,000 |
| 1,500 sq ft home | 1,400-1,800 sq ft | $3,500-$7,000 |
| 2,000 sq ft home | 1,800-2,400 sq ft | $4,500-$9,000 |
| 2,500 sq ft home | 2,200-3,000 sq ft | $6,000-$11,000 |
| 3,000+ sq ft home | 2,800-4,000+ sq ft | $7,500-$15,000+ |
Note: Paintable area is not the same as house square footage. A two-story home has roughly twice the exterior wall area of a one-story home with the same floor plan.
Cost Per Square Foot Breakdown
Professional painters typically price exterior work at $1.50-$4.00 per square foot of paintable surface, which includes:
| Component | Cost Per Sq Ft |
|---|---|
| Paint (materials) | $0.30-$0.80 |
| Labor (application) | $0.75-$2.00 |
| Prep work | $0.50-$1.50 |
| Total | $1.50-$4.00 |
The wide range comes from prep conditions more than anything else. A house with clean, solid siding that just needs a wash and two coats is on the low end. A house with peeling paint, rotted trim, and bare wood is on the high end.
Prep Work: Where the Real Cost Lives
I’ve been remodeling for over 20 years, and here’s what most homeowners don’t realize about exterior painting: prep work is 50-70% of the labor on most exterior jobs. The actual paint application is the easy part. Getting the surfaces ready is where the time and money go.
Common Prep Tasks and Costs
| Prep Task | Cost | When It’s Needed |
|---|---|---|
| Power washing | $150-$400 | Every job (removes dirt, mold, chalking) |
| Scraping loose/peeling paint | $0.50-$2.00/sq ft | Most repaints on older homes |
| Sanding | $0.25-$1.00/sq ft | After scraping, before primer |
| Caulking (windows, trim, joints) | $1-$3/linear ft | Most jobs need fresh caulk |
| Primer (spot or full) | $0.25-$0.75/sq ft | Bare wood, stain coverage, surface changes |
| Wood repair/replacement | $5-$25/linear ft | Rotted trim, sills, fascia |
| Lead paint testing | $200-$500 | Homes built before 1978 |
| Lead paint containment | $500-$5,000+ | If lead is confirmed |
The Prep Problem on Older Homes
Older homes in the Pacific Northwest (where I work) are notorious for moisture damage behind the siding. You start scraping peeling paint and find soft, rotted wood underneath. That changes the scope from “paint job” to “paint job plus carpentry.”
Always build a contingency line into your estimate for older homes. 10-15% buffer for surprises is standard. On homes built before 1960, I’d go 15-20%.
How Number of Stories Affects Cost
| Stories | Cost Impact | Why |
|---|---|---|
| 1 story | Base rate | Easy ladder access |
| 2 stories | +25-40% | Taller ladders, scaffolding, slower pace |
| 3 stories | +40-60% | Scaffolding required, safety concerns |
| Split level | +15-25% | Mixed heights, awkward angles |
Two-story homes aren’t just more wall area. Working at height is slower, requires more equipment, and carries more risk. Many painters charge a per-story premium on top of the additional square footage.
Scaffolding rental runs $150-$500 per week for a residential job. On a large two-story or any three-story home, scaffolding is safer and faster than ladders, and the rental cost pays for itself in labor savings.
Paint Quality: What You’re Paying For
Paint Tiers for Exterior
| Tier | Price Per Gallon | Expected Life | Coverage |
|---|---|---|---|
| Economy | $25-$35 | 3-5 years | 250-300 sq ft/gal |
| Mid-range | $40-$60 | 7-10 years | 300-400 sq ft/gal |
| Premium | $60-$85+ | 10-15 years | 350-400 sq ft/gal |
Why Paint Quality Matters More on Exteriors
Exterior paint takes a beating that interior paint never sees: UV, rain, freeze-thaw cycles, wind, and temperature swings. Cheap paint chalks, fades, and peels in 3-5 years. Premium exterior paint (Sherwin-Williams Duration, Benjamin Moore Aura Exterior, PPG Manor Hall) holds up for a decade or longer.
When you factor in the cost of prepping and painting again in 5 years vs 12 years, premium paint is almost always the better investment. The labor is the expensive part, not the paint. Spending an extra $200-$400 on better paint saves $3,000-$5,000 on the next repaint you won’t need as soon.
How Many Coats?
- Same color refresh: 1 coat may work if the surface is in good shape
- Color change (light to dark or dark to light): 2 coats minimum, sometimes with a tinted primer
- Bare wood or new siding: primer + 2 top coats
Most exterior repaints need 2 coats for proper coverage and longevity. If a painter quotes you 1 coat on a color change, that’s a red flag.
Trim and Detail Work
Exterior painting isn’t just walls. Trim, fascia, soffits, shutters, doors, and other details add labor:
| Detail | Typical Cost |
|---|---|
| Trim and fascia | $1-$3/linear ft |
| Shutters (per pair) | $50-$100 |
| Front door | $100-$250 |
| Garage door | $150-$350 |
| Soffits | $1-$2.50/linear ft |
| Window frames (each) | $25-$75 |
| Gutters/downspouts | $1-$2/linear ft |
| Porch ceiling | $1.50-$3/sq ft |
| Deck/porch railing | $3-$8/linear ft |
Trim work is detail-oriented and slow. It usually takes a different paint (semi-gloss or gloss) and requires careful masking or cutting in. On a home with a lot of trim detail, the trim can cost as much as the siding.
When to Paint vs When to Re-Side
This is a question I get regularly, and here’s how I think about it:
Paint if:
- The siding is structurally sound (no widespread rot)
- You’re happy with the siding style and material
- The existing paint is peeling in isolated spots, not everywhere
- Budget is under $10,000
Consider re-siding if:
- More than 20-30% of the siding has rot or damage
- The paint fails within 2-3 years of the last repaint (indicates underlying moisture problems)
- You want to change the look entirely (wood to fiber cement, for example)
- The repair costs approach 50% of new siding cost
New siding typically runs $8-$15 per square foot installed, so a full re-side on a 2,000 sq ft home is $15,000-$30,000+. That’s significantly more than painting, but it solves problems that paint can only cover up.
For more on siding costs, check out our siding calculator.
How to Get an Accurate Exterior Painting Estimate
Measure the exterior. Length of each wall times the height to the eaves. Subtract large openings (garage doors, big windows). Add gable ends as triangles (base x height / 2).
Assess the prep. Walk the perimeter and look for:
- Peeling or flaking paint (how much?)
- Rotted wood (how many boards?)
- Caulk condition around windows and trim
- Mold or mildew (common on north-facing walls)
- Bare wood showing
Count the details. How many windows, doors, shutters, and linear feet of trim? These add up fast.
Check for lead. Any home built before 1978 could have lead paint. Testing is cheap. The liability of not testing isn’t.
For a deeper dive on paint quantities, read how much paint do I need.
Regional Price Variations
| Region | Cost Range (per sq ft) |
|---|---|
| Southeast | $1.25-$3.00 |
| Midwest | $1.50-$3.25 |
| Northeast | $1.75-$3.75 |
| West Coast | $2.00-$4.00+ |
| Mountain West | $1.50-$3.25 |
Urban areas run 15-25% higher than rural. High cost-of-living markets like Seattle, San Francisco, and Boston can push exterior painting well above $4/sq ft.
FAQs
How much does it cost to paint the exterior of a 2,000 sq ft house?
For a 2,000 sq ft home, expect $4,500-$9,000 for professional exterior painting. The range depends on prep work needed, number of stories, paint quality, and your local labor market.
How much does exterior painting cost per square foot?
Professional exterior painting runs $1.50-$4.00 per square foot of paintable surface, including prep, primer (if needed), and two coats of quality paint.
How long does exterior paint last?
Mid-range exterior paint lasts 7-10 years. Premium paint can last 10-15 years. Economy paint may start failing in 3-5 years. Proper prep and quality paint are the biggest factors in longevity.
Is it cheaper to paint or side a house?
Painting is significantly cheaper. A full exterior paint job costs $4,000-$10,000, while re-siding the same house runs $15,000-$30,000+. Paint makes sense when the siding is structurally sound. Re-siding makes sense when there’s widespread damage.
How many gallons of paint do I need for a house exterior?
A typical 2,000 sq ft home needs 10-15 gallons for two coats of body color, plus 3-5 gallons for trim. Use our paint calculator for exact quantities based on your home’s measurements.
For a contractor-focused breakdown of labor rates and production speeds, see our guide on painting labor cost per square foot. And for a step-by-step approach to measuring, scoping, and pricing an exterior paint job, read how to estimate paint for a house exterior.
Need to build exterior painting estimates fast? Try EstimationPro free to turn project measurements into detailed, professional estimates with accurate material and labor costs.
Exterior Painting Cost by Quality Tier (2,000 SF Home)
- Economy paint, 3-5 year life
- Basic prep: power wash, light scraping
- $1.50-$2.50 per sq ft of surface
- Best for homes in good condition
- Mid-range paint, 7-10 year life
- Full prep: scrape, sand, caulk, prime
- $2.00-$3.25 per sq ft of surface
- Standard for most exterior repaints
- Premium paint, 10-15 year life
- Extensive prep: repairs, full prime
- $3.00-$4.00+ per sq ft of surface
- Best long-term value
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