Painting
Exterior house painting (2-story, ~2,000 sq ft): what it costs in Massachusetts
How this range is built
| Part of the job | Low | High |
|---|---|---|
| Parts and materials | $500 | $1,500 |
| Labor: 50 to 100 hours × $80 to $110 an hour | $4,000 | $11,000 |
| Fees: disposal, permits, supplies | $100 | $600 |
| Total, rounded | $4,600 | $13,100 |
The hourly rate is the BLS Occupational Employment and Wage Statistics, May 2025 average pay for this trade in Boston, $31.21 an hour, times 2.6 to 3.6 to cover what a contractor bills (overhead, tools, insurance, profit). Materials are a band from basic to high-end. Full method.
Not a repair shop, estimates only. Typical range, estimate. Not a quote. Your home, materials and contractor change the number.
Wash, scrape, prime and paint a typical 2-story exterior. Hours are crew-hours combined.
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What is usually included
- Power wash
- Scrape, caulk and prime bare spots
- Two coats of exterior paint
- Trim and doors
- Cleanup
What moves the price
- Siding condition and prep
- Number of stories and access
- Lead paint rules (pre-1978)
- Paint quality and colors
Questions to ask before you say yes
- Is the lead-safe process followed?
- How much prep is included?
- How many coats of primer and paint are in the quote?
- What warranty is given?
Can you do it yourself?
Possible DIY on a single story. Ladders and lead-paint rules on older homes raise risk.
Common questions
How often should I repaint?
Most exteriors last 7 to 10 years. Sun-facing sides may need touch-ups sooner, and wood trim often wears faster than siding.
Best time of year?
Late spring through early fall, when it is dry and above about 50 degrees F. Avoid very hot days and rain, which can hurt the finish.
Why does prep matter?
Paint sticks to clean, sound surfaces. Washing, scraping and priming take most of the time, and skipping them leads to peeling in a couple of years.
How much does exterior house painting (2-story, ~2,000 sq ft) cost in Massachusetts?
A typical range is $4,600 to $13,100. It is an estimate built from labor wages and material prices, not a quote.
Typical range in 10 metro areas
Only the labor rate changes between cities. Same parts, same hours.
| Area | Typical range, estimate |
|---|---|
| Boston area, Massachusetts | $4,600 to $13,100 |
| New York City area | $4,850 to $14,100 |
| Los Angeles area, California | $4,350 to $12,600 |
| Chicago area, Illinois | $5,100 to $14,100 |
| Houston area, Texas | $3,600 to $10,100 |
| Dallas-Fort Worth area, Texas | $3,600 to $10,100 |
| Phoenix area, Arizona | $4,100 to $11,600 |
| Atlanta area, Georgia | $3,850 to $10,600 |
| Miami area, Florida | $3,850 to $11,100 |
| Seattle area, Washington | $4,600 to $13,100 |