You’re staring at peeling paint on your Austin home, getting wildly different quotes from painters, and wondering why the hell costs vary so much. After 15 years painting homes from Tarrytown to East Austin, I’ll tell you exactly what you should expect to pay and when you’re getting ripped off.
Here’s the reality: Austin painters charge $32-$54 per hour, with most quality contractors landing around $43/hour. But that hourly rate is just the starting point. Your final bill depends on your home’s condition, the brutal Texas weather damage, and whether you’re competing with all those California transplants driving up demand in Westlake Hills.
How Much to Paint a House Exterior in Austin
Exterior painting in Austin isn’t just about slapping on some color. Our subtropical climate, with summer temps hitting the mid-90s and sudden thunderstorms, destroys paint faster than most places. Cedar siding homes in Zilker need repainting every 5-7 years, while brick homes in Mueller might stretch it to 8-10 years.
Here’s what you’ll actually pay for exterior painting:
| Home Size | Low End | Average | High End |
|---|---|---|---|
| 1,200 sq ft | $3,500 | $5,200 | $7,800 |
| 1,800 sq ft | $5,400 | $7,800 | $11,700 |
| 2,500 sq ft | $7,500 | $10,800 | $16,200 |
| 3,500 sq ft | $10,500 | $15,100 | $22,700 |
The wide range comes down to prep work. Those gorgeous old homes in Hyde Park? They need extensive scraping, sanding, and priming. New construction in domains like Circle C might just need a light wash and one coat.
Quality exterior paint that survives Austin’s weather runs $45-75 per gallon. Cheap paint is false economy here – I’ve seen $25/gallon paint fail in two years, leaving homeowners paying twice.
Interior Painting Cost Per Square Foot Reality Check
Interior painting seems straightforward until you factor in Austin’s housing quirks. Those soaring ceilings in new Pflugerville builds? They cost extra. Popcorn ceilings in older homes near UT campus? Even more.
| Room Type | Cost Range | What Affects Price |
|---|---|---|
| Standard bedroom | $300-600 | Size, ceiling height, trim work |
| Living room | $500-1,200 | Open floor plan, vaulted ceilings |
| Kitchen | $400-800 | Cabinet painting, prep work |
| Bathroom | $200-400 | Ventilation, moisture prep |
| Whole house | $3,000-8,000 | Square footage, room count |
Austin’s older homes often have textured walls that eat up paint and time. Those mid-century modern homes in Crestview with smooth walls? They paint faster and cost less per square foot.
Best Timing and Seasonal Considerations
Austin’s painting season runs differently than most places. Our mild winters mean you can paint year-round, but timing still matters for your wallet.
Best months: March-May and September-November. Painters aren’t slammed, humidity is manageable, and you’ll get better rates.
Avoid: June-August unless it’s emergency work. Heat stress on painters means higher rates, and afternoon thunderstorms can delay exterior jobs for days. I’ve seen simple exterior jobs stretch from one week to three during summer storms.
Winter advantage: December-February offers the best rates – sometimes 15-20% lower. Interior work is perfect, and exterior painting works fine during those 70-degree January days we get.
Common Problems in Austin That Drive Up Costs
After painting thousands of Austin homes, certain issues pop up everywhere:
Cedar rot: Those beautiful cedar shake homes in Tarrytown look great until you find rotted boards during prep. Budget an extra $500-1,500 for wood replacement.
Expansion joint failures: Austin’s clay soil shifts constantly. Homes in areas like Wells Branch develop cracks that need proper caulking and primer, adding prep time.
Previous DIY disasters: I can spot Home Depot weekend projects from across the street. Fixing amateur work often costs more than starting fresh. That textured paint someone rolled over wallpaper? Plan on an extra day of prep.
Lead paint: Homes built before 1978 need RRP-certified contractors for lead-safe work. This adds $200-500 to jobs but isn’t optional – it’s federal law.
Emergency vs Scheduled Service Pricing
Emergency painting work costs 25-50% more, but what counts as “emergency” in Austin?
True emergencies:
- Hail damage exposing raw wood (common after our spring storms)
- Flood damage requiring immediate sealing
- Fire damage restoration
Not emergencies:
- Wanting work done before a party next weekend
- Suddenly deciding you hate your wall color
- Real estate deadlines you created
Emergency rates run $50-75/hour because contractors drop other jobs, work weekends, and source materials immediately. Carpenter services face similar emergency pricing when storm damage hits.
Scheduled work gets standard rates and better attention to detail. Book 2-4 weeks ahead during busy season (spring/fall).
How Much Does a Painter Cost: Choosing the Right Professional
Here’s where Austin homeowners mess up most. They pick painters based on the lowest bid, then wonder why the job looks terrible.
Red flags:
- Quotes 40%+ below others (desperate or cutting corners)
- No local references (fly-by-night operations)
- Demands full payment upfront
- No insurance proof
- Estimates given over the phone
Green flags:
- Walks the property and asks detailed questions
- Explains prep work specifically
- Shows photos of similar local projects
- Provides written estimates with materials specified
- Licensed and insured with local office
Austin’s hot market attracts traveling crews who undercut locals, do poor work, then disappear. Stick with established local contractors who’ll be here when you need warranty work.
The price difference between BLS wage data ($21.48/hour) and what you pay ($32-54/hour) covers legitimate business costs: licensing, insurance, quality tools, vehicle expenses, and the expertise that comes from years of local experience.
Money-Saving Strategies That Actually Work
Do your own prep: Power washing and minor scraping can save $500-1,000 on exterior jobs. But be honest about your skills – improper prep ruins paint jobs.
Buy your own materials: Some contractors offer 10-15% discounts if you purchase paint. But you lose warranty coverage on materials and need to know exactly what to buy.
Combine projects: Painting interior and exterior together often gets 10-20% discounts. Adding carpenter services for trim repair creates package deals.
Off-season scheduling: December-February interior work runs 15-20% cheaper. Many contractors offer winter discounts to keep crews busy.
Multiple room discounts: Painting three bedrooms costs less per room than painting one. Efficiency savings get passed to customers.
Don’t save on primer: Austin’s humidity and temperature swings demand quality primer. Skipping it means repainting sooner.
Insurance, Warranties, and Guarantees
Austin painters should carry $500k+ liability insurance and workers’ comp. Always verify coverage before work starts – homeowner’s insurance won’t cover uninsured contractor accidents.
Standard warranties:
- Interior work: 2-3 years on labor, 1 year on materials
- Exterior work: 3-5 years on labor, varies on materials
- Cabinet refinishing: 2 years typical
What voids warranties:
- Power washing within first year
- Using harsh cleaners on fresh paint
- Nail pops or settling cracks (structural, not paint issues)
- Normal wear in high-traffic areas
Get warranties in writing. Verbal promises disappear when problems arise.
Insurance claims: Austin’s hail storms regularly damage homes. Insurance work pays differently – contractors often inflate prices knowing insurance will pay. Get multiple quotes even for covered work.
Some contractors specialize in insurance claims and understand the process better than others. They’ll meet adjusters, provide proper documentation, and handle the paperwork maze.
Frequently Asked Questions
How much does a painter cost per room in Austin?
Standard bedrooms run $300-600, depending on size and ceiling height. Austin’s newer homes often have 10-12 foot ceilings that increase costs 20-30% over standard 8-foot rooms. Factor in trim work, which many contractors bid separately at $2-4 per linear foot. Textured walls common in older Austin homes require more paint and time, pushing costs toward the higher end.
How much does a house painter cost for whole-house projects?
Complete interior painting ranges from $3,000-8,000 depending on square footage and room count. Austin’s open floor plans popular in newer developments actually cost less per square foot than chopped-up older homes with more trim work. Expect $2-6 per square foot for walls and ceilings, with prep work adding significantly to final costs in older neighborhoods like Hyde Park or Clarksville.
How much does it cost to paint a house exterior in Austin’s climate?
Exterior costs run $3,500-22,000 based on home size and condition. Austin’s cedar homes in areas like Westlake Hills need extensive prep work, while newer brick and Hardie board homes paint more efficiently. Factor in Texas weather delays – summer storms can stretch one-week jobs to three weeks, potentially increasing costs if contractors charge for extra mobilization.
How much to paint a house exterior including all the hidden costs?
Beyond basic painting, budget for repairs Austin’s weather creates: $200-800 for caulking expansion joints, $300-1,200 for wood rot replacement, and $150-400 for pressure washing. Premium exterior paint surviving our climate costs $50-75/gallon. Total projects including all prep work typically run 40-60% above initial paint-only estimates, especially on homes over 15 years old.
Pricing data sourced from Bureau of Labor Statistics OEWS survey. Consumer prices calculated using industry-standard multipliers. See our methodology for details.