It's the first question almost everyone asks, and it's a fair one. The honest answer is that there isn't one price for "a house." Two homes the same size on the same street in Reno can come in very differently, depending on what the walls look like up close and how much work it takes to get them ready.
Instead of throwing out a number that won't match your home, here's what actually drives the cost of a paint job in Reno, Sparks, Carson City and the rest of Northern Nevada, so you can read an estimate with confidence.
1. How much surface there is to paint
Square footage is the starting point, but painters care about paintable surface, not floor space. For an exterior, that means the walls, plus the trim, fascia, eaves, doors, garage doors, shutters and fences you want included. For an interior, it's walls, ceilings, doors, baseboards and crown molding.
A 1,800-square-foot single-story ranch and a 1,800-square-foot two-story home have very different amounts of wall to cover and very different access.
2. Prep: the part you don't see, and the part that matters most
Most of the difference between a paint job that lasts and one that peels comes down to prep. Typical prep in our area includes:
- Pressure washing to remove dust, chalky old paint and grime. Our dry, windy climate means exteriors collect plenty of dust.
- Scraping and sanding loose or peeling paint.
- Caulking gaps around trim, windows and doors.
- Stucco crack repair. Stucco is everywhere in Reno and Carson City, and hairline cracks should be addressed before paint.
- Drywall patching and texture matching inside, so repairs disappear under the new color.
- Wallpaper removal, if old paper has to come down first.
A house that was well maintained needs less prep than one that's been sun-baked for 15 years. That's one of the biggest reasons prices vary.
3. Surface type and condition
Stucco, wood siding, fiber cement, block walls and metal all take paint differently. Rough stucco soaks up more paint than smooth siding. Bare or badly weathered wood may need primer first. Some surfaces need a special coating rather than standard paint. Each of these changes the materials and the time involved.
4. Height and access
Single-story homes are the most straightforward. Two-story walls, steep lots, tall entryways and vaulted ceilings take ladders, planks or lifts, plus more time to set up and move safely.
5. Number of colors and amount of detail
One body color with one trim color is simpler than a three-color scheme with an accent front door, contrasting shutters and detailed trim. Inside, painting ceilings, trim and doors in different colors and sheens adds cutting-in time. Custom colors and color matching are worth it to many homeowners. Just know that detail adds labor.
6. Paint quality and sheen
Better paint usually costs more per gallon but covers better and holds up longer, especially on south- and west-facing walls that take the most sun. Sheen matters too: flat hides imperfections, while satin and semi-gloss are easier to clean and common on trim, doors, kitchens and baths.
7. Interior extras
Inside, the price also depends on:
- How much furniture needs to be moved and covered
- Whether ceilings are included
- Drywall repairs and texture matching
- Specialty work like cabinet refinishing, Venetian plaster or decorative fine finishes, which take more time and skill than a standard wall
8. Older homes (built before 1978)
If your home was built before 1978, it may have lead-based paint under the newer layers. Federal EPA rules require specific lead-safe work practices for jobs that disturb that paint (EPA Renovation, Repair and Painting Program). That can add prep and cleanup time, so mention your home's age when you ask for an estimate.
9. Timing and the weather
Exterior painting in Northern Nevada depends on the weather. Cold nights, wind and the occasional storm limit good painting days in late fall, winter and early spring. Booking ahead for spring or early fall gives you the most flexibility. (See our post on the best time to paint an exterior in Northern Nevada.)
Why two estimates can be so far apart
If one bid is far lower than another, compare what's included:
- Is pressure washing included? Caulking? Stucco crack repair?
- How many coats?
- Are trim, doors, fascia and the garage door included?
- What paint product and sheen?
- Is the contractor licensed and insured?
In Nevada, painting contractors must be licensed by the Nevada State Contractors Board. You can look up any contractor's license on the NSCB license search. Don Duprey Painting's license is #0080749 (C-4a Painting), and we're fully insured.
How to get an accurate number for your home
The fastest way to get a real price is a free, in-person estimate. To make it quick, have ready:
- What you want painted (rooms, or which parts of the exterior)
- Any problem spots: peeling, cracks, water stains, holes
- Your color ideas, or whether you need help choosing
- Your timing, and whether you're getting ready to sell
Don Duprey Painting serves Reno, Sparks, Carson City, Dayton, Fernley, Silver Springs, Stagecoach, Minden, Gardnerville, Incline Village, Topaz Lake, Yerington and Fallon. Don has been painting since 1999, and as the owner you'll work with him directly.
Call (775) 720-3635 or email [email protected] for a free estimate. Monday–Friday, 9am–5pm.