If you're a homeowner in Tarrant County trying to figure out what it's going to cost to paint your house, you've probably already noticed that the numbers online vary wildly. I'm Scott, owner of Jay Commercial and Residential Services, and I've been doing residential painting work across DFW for over 15 years. In this post I'll give you real, honest numbers based on what we actually see on jobs in neighborhoods like Southlake, Keller, Colleyville, and Trophy Club, not guesses pulled from a national average calculator.
What Drives the Cost of Painting a House in Tarrant County
Before I give you any numbers, you need to understand that painting bids aren't one-size-fits-all. The price you get depends on several factors that are specific to your home and your part of the county.
Square footage and story count. This is the biggest driver. A single-story 1,800 sq ft home in Keller is a very different job than a two-story 3,500 sq ft home in Southlake, even if the exterior materials look similar. Multi-story homes require more equipment, more setup time, and more risk management for the crew.
Surface material. Brick, stucco, Hardie board, wood siding, and T1-11 all behave differently. Wood and Hardie board typically need more prep work, especially if the previous paint is failing or there's any moisture damage. Brick can be left unpainted or painted, but once you paint brick, you're committed to repainting it.
Condition of the existing paint. I've walked jobs where the paint looked fine from the street but was peeling badly on the back side that gets afternoon sun. In Texas, UV exposure is brutal, and the south and west-facing sides of a home take a beating. If there's peeling, cracking, or chalking, we have to address it before we roll a single drop of new paint. Skipping prep is how you end up repainting in three years instead of ten.
Paint quality. We use professional-grade coatings, and yes, they cost more than what you grab off the shelf at a big-box store. But they cover better, last longer, and hold color in the Texas sun. Sherwin-Williams Duration and Emerald are common choices we spec out for exterior jobs here in Tarrant County.
Access and landscaping. Mature trees, shrubs close to the foundation, fences, and elaborate flower beds all slow down setup and masking. A house in a newer Trophy Club development with open sod is faster to work around than a mature Colleyville home with large oak canopies right up against the fascia.
Typical Price Ranges for Exterior House Painting
Here are honest ballpark ranges based on what we're quoting in 2026. These are full exterior paint jobs, including prep, primer where needed, and two coats of finish.
Small single-story home (under 1,500 sq ft finished, simple profile): $2,500 to $4,000
Mid-size single-story home (1,500 to 2,500 sq ft): $3,800 to $6,500
Large single-story or two-story home (2,500 to 4,000 sq ft): $6,000 to $10,500
Large two-story or custom home (4,000+ sq ft): $10,000 and up, sometimes significantly more depending on complexity
Those ranges feel wide, I know. But a 3,000 sq ft home in good condition with fiber cement siding is genuinely a different scope than a 3,000 sq ft home with failing paint, two colors, and a lot of trim detail. When we come out and walk the property, we can tighten that number down fast.
For homes in zip code 76092 (Southlake) and surrounding areas where custom builds are common, expect to be toward the higher end of these ranges. Custom homes tend to have more architectural detail, more trim work, and sometimes specialty coatings on stucco or synthetic materials.
Interior House Painting Costs
Interior jobs are priced differently because labor and materials shift. Here's what we typically see:
Single room (average bedroom or living room): $350 to $700 depending on ceiling height and prep needed
Full interior repaint, single-story home (1,500 to 2,000 sq ft): $4,500 to $8,000
Full interior repaint, two-story home (2,500 to 3,500 sq ft): $7,500 to $14,000+
Interior pricing is heavily influenced by whether you want ceilings painted, how many doors and windows there are, whether there's detailed trim or crown molding, and what condition the walls are in. Homes with popcorn ceilings or walls that have never been properly primed will cost more to do right.
I've seen plenty of "discount" interior jobs where a homeowner hired someone for a fraction of these numbers and ended up with roller lines showing through, color bleed on trim, and paint that scuffed off in six months. Doing it right costs more upfront and saves you money over time.
What Site Preparation Adds to the Total
A lot of homeowners don't think about prep work as a separate line item, but it can be. If you're doing a full interior renovation and need flooring pulled up before painting begins, or if there's drywall repair, texture matching, or caulking that needs to happen first, that's additional scope.
We offer flooring removal and site preparation services in Fort Worth that often tie directly into painting projects. Getting the site ready the right way means the paint job goes on cleaner and lasts longer. If you're coordinating a full renovation, it helps to have one contractor who can handle both.
How HOA Requirements Affect Your Paint Budget
If you live in an HOA community in Tarrant County, and plenty of you do, your paint color choices are not entirely your own. Communities across Southlake, Flower Mound, and Westlake have architectural review committees that approve or deny exterior color changes. I've seen this add a week or two to the project timeline if the approval process takes longer than expected.
More importantly, some HOAs require specific paint finishes or brands for certain materials. If your HOA mandates a specific sheen level or has restrictions on dark colors, make sure your contractor understands that before the project starts. We always ask about HOA requirements upfront so there are no surprises after the job is done.
Budget-wise, HOA compliance itself doesn't usually add cost unless you've already purchased the wrong paint and have to switch. The time delay can matter if you're trying to hit a deadline before a real estate listing or a neighborhood event.
Getting a Quote That's Actually Worth Something
A lot of homeowners tell me they've gotten quotes that ranged from $2,000 to $9,000 for the same house. That's not because painting is a mystery. It's because some contractors are giving you a "get the job" number and planning to add costs later, and some are actually including everything upfront.
Here's what a solid quote should include:
- Power washing or surface cleaning
- Caulking gaps around windows, doors, and trim
- Scraping and sanding any peeling or failing paint
- Primer on bare or problem areas
- Two finish coats on walls
- One to two coats on trim and doors
- Protection of landscaping, windows, and non-painted surfaces
- Cleanup and walkthrough
If a quote doesn't mention prep at all, that's a red flag. Paint fails because of bad prep, not bad paint.
Our residential painting services for Southlake and Tarrant County include all of this in a written scope so you know exactly what you're paying for before we start.
What About Commercial or Investment Properties
If you're a landlord with a rental property, a flipper working a Tarrant County home, or a property manager with multiple units, your pricing conversation is a little different. Volume and repeat work matters. We do commercial exterior painting across DFW and also work as a painting subcontractor for general contractors in DFW on larger projects.
For individual investment properties, I'll say this: don't default to the cheapest option just because it's a rental. A paint job that fails in two years means repainting in two years, and that cost adds up faster than the few hundred dollars you saved on the first bid.
Tips for Getting the Most Out of Your Painting Budget
After 15 years of painting homes across Tarrant County, here's what I'd tell a friend trying to stretch their budget:
Pick your battles on color. Darker colors look great but fade faster in Texas sun, especially on south and west-facing walls. If you want longevity out of your paint job, lighter neutrals on high-sun exposures will hold up better.
Don't skip the primer. If a painter tells you primer isn't necessary because the new paint has it built in, that may be true in some cases. But on bare wood, repaired drywall, or previously dark colors, a separate primer is worth every penny.
Time it right. Extreme heat affects paint application. Summer in Tarrant County can push exterior temps past what's ideal for paint to cure properly. Spring and fall are the best seasons for exterior work. Interior jobs can happen year-round.
Get everything in writing. Scope of work, paint brand and product, number of coats, timeline, and what happens if something unexpected comes up. A contractor who balks at putting details in writing is a contractor I'd avoid.
Plan for the unexpected. Once we're on a job, we sometimes find wood rot under trim, failed caulk that goes deeper than expected, or substrate issues that weren't visible from the ground. A small contingency in your budget, even just 10 to 15 percent, keeps that from becoming a crisis.
Ready to Get a Real Number for Your Home
If your house is in Tarrant County and you want an honest, detailed quote, reach out to Jay Commercial and Residential Services. I personally walk every job before we give a number, and I'm on site during the work. You're not handing your home off to a crew you've never met being managed from a call center.
Whether you're in Keller, Colleyville, Southlake, or anywhere else in the county, we're happy to come take a look. Check out our residential painting services for Southlake and Tarrant County to learn more about what we offer, or give us a call to set up a walkthrough. No pressure, just a straight conversation about what your home needs and what it's going to cost.
Frequently Asked Questions
How much does it cost to paint the exterior of a house in Tarrant County?
Most exterior house painting jobs in Tarrant County range from about $2,500 for a small single-story home to $10,500 or more for a large two-story custom home. The final price depends on square footage, surface material, paint condition, and how much prep work is needed.
Does Jay Commercial and Residential Services include prep work in their painting quotes?
Yes. Our quotes include power washing, caulking, scraping and sanding failing paint, priming bare areas, and protection of landscaping and windows. We put all of it in writing before the job starts so there are no surprises.
Do I need to check with my HOA before painting my house exterior?
If you live in an HOA community, yes. Many communities in Southlake, Flower Mound, and Westlake require color approval before exterior painting. We always ask about HOA requirements upfront to make sure your project stays compliant and on schedule.
What time of year is best to paint a house exterior in the DFW area?
Spring and fall are ideal for exterior painting in Tarrant County. Summer heat can exceed the optimal temperature range for proper paint curing. Interior painting can be done year-round without weather concerns.
Can Jay Commercial and Residential Services handle both site prep and painting for a renovation project?
Yes. We offer flooring removal and site preparation services that pair well with our painting work. Having one contractor coordinate both phases keeps the project moving smoothly and ensures the surfaces are ready before paint goes on.