Quick Answer
No honest painter can quote a flat price without seeing the house. The five things that move the price most are the home's size and height, the amount of prep, any wood rot repair, the siding type, and the grade of paint. A free on-site estimate with an itemized quote is the only number you can count on.
"How much does it cost to paint a house?" is the first question almost everyone asks, and it's a fair one. The honest answer is that it depends on your house, and two quotes for the "same" job can be very different because they don't include the same work.
Here's what actually drives the price of an exterior paint job, and how to compare quotes so you're getting what you pay for.
1. Size And Height Of The Home
More square footage means more surface to prep and paint. Height matters too: two-story walls, walkout basements, and steep lots need taller ladders and more time to work safely.
2. How Much Prep The House Needs
Prep is the biggest difference between a paint job that lasts and one that peels in a few years. A house with tight, sound paint needs less work than one with heavy peeling, chalking, or failed caulk. Thorough prep includes:
- Power washing every surface
- Scraping and sanding loose paint
- Caulking joints and gaps
- Spot-priming bare wood and repairs
- Masking windows, fixtures, and landscaping
3. Wood Rot And Siding Repair
Most Kansas City homes have at least some rot on trim, door frames, or siding. Repairs are priced based on how much material needs replacing and what it's replaced with: cedar, LP SmartSide, James Hardie, AZEK, or PVC. A good contractor shows you the problem areas during the estimate and prices them in writing.
4. Paint Quality And Warranty
Paint is a smaller share of the total cost than most people expect, but it has a big effect on how long the job lasts. That's why we offer three exterior packages that share the same prep but differ in coating, caulk, and warranty:
| Package | Paint | Caulk | Warranty |
|---|---|---|---|
| SuperPaint | Sherwin-Williams SuperPaint® | PowerHouse® | 3 years |
| Duration | Sherwin-Williams Duration® | SherMax® | 5 years |
| Emerald Rain Refresh | Sherwin-Williams Emerald® Rain Refresh | SherMax® | 7 years |
5. Details And Color Changes
Lots of trim, shutters, multiple accent colors, and detailed architecture take more time. A big color change, like going from dark to light, can also need extra coverage.
6. Access And Site Conditions
Steep slopes, decks, landscaping right against the house, and tight spaces between homes all affect how a job is set up.
How To Compare Painting Quotes
The lowest number isn't a bargain if it leaves out the work that makes paint last. When comparing quotes, ask each contractor:
- Is power washing included?
- How will you handle wood rot? Replace it, or fill and paint over it?
- What paint product, specifically? Not just a brand, but the product line.
- What caulk do you use, and where?
- Is there a written warranty, and for how long?
- Are you insured?
- Who will I communicate with during the job?
One of our customers got seven bids. She wrote that ours "was not the lowest (or the highest), it was the most detailed, and from my point of view, the most honest." That's what an itemized quote is for.
Get An Exact Price For Your Home
The only way to know what your project costs is to look at it. Our estimates are free, include a full walk-around, and come with a written, itemized quote. Often it's in your inbox before we leave the driveway. Request yours here.
Frequently Asked Questions
Why Do Exterior Painting Quotes Vary So Much?
Mostly because of prep and repairs. One bid may include scraping, caulking every seam, and replacing rotted trim, while another skips them. Compare quotes line by line, not just the total.
Does Wood Rot Repair Add To The Cost?
Yes, but it should be listed separately so you can see exactly what's being replaced. We circle each area we plan to replace on photos in your quote.
Is The Cheapest Painting Quote A Good Idea?
Sometimes, but a low bid usually means less prep, cheaper paint, or no warranty. Ask what's included before you decide.
Cade Zerr is the owner of Arrowhead Painting KC, leading a team with more than 35 years of combined painting experience. More about Cade