Short answer: most single-family exteriors in San Antonio land between $3,500–$9,500. Smaller one-story homes with light prep can come in closer to $3,000–$4,500, while larger two-story homes with significant prep, color changes, or stucco repairs can run $8,000–$14,000+. Your exact price depends on surface condition, access, paint system, and the level of prep your home needs.
Why San Antonio Pricing Is Its Own Thing
Our climate is hot, sunny, and storm-prone. UV exposure, sudden downpours, and temperature swings punish coatings. That means prep quality and product choice affect both cost and longevity more than in milder regions. Paying for better prep and a proven coating system up front usually means fewer repaints over 7–10 years in our area.
What Drives the Cost (Line by Line)
1) Size & Stories
-
Painted surface area (not just square footage of the home) determines labor and materials.
-
Two stories add ladder/scaffold time and safety setups.
2) Substrate (What We’re Painting)
-
Fiber cement/siding: generally straightforward; seams need elastic caulk.
-
Stucco: hairline cracks and patching add prep time; elastomeric topcoats cost more but move with the wall.
-
Brick: if previously painted, expect more scraping/priming; if unpainted, consider breathable masonry systems.
3) Prep Level (This Is the Big One)
-
Wash & decontaminate: remove chalking, dust, mildew.
-
Scrape & sand: feather rough edges where paint is failing.
-
Spot prime/full prime: stain-blocking, bonding, or masonry primer as needed.
-
Caulking & repairs: especially around windows, fascia, trim, and stucco cracks.
Strong prep can be 30–50% of a quality exterior job. It’s also what makes finishes last in Texas sun.
4) Paint System & Coats
-
Primer where needed + 2 finish coats on most exteriors is standard for durability.
-
Premium coatings can add $300–$900 in materials on an average home but often extend repaint cycles.
5) Color Choices
-
Dark colors on south/west exposures heat up, increasing expansion/contraction; you may want a higher-end system.
-
Big color changes (tan to white, or vice versa) often need extra coverage.
6) Access & Safety
-
Steep grades, tight lots, and trees/shrubs add time.
-
Two-story peaks, dormers, or 3-story sections require additional safety steps.
7) Trim, Doors, & Extras
-
Soffits, fascia, shutters, garage doors, and pergolas are often separate line items.
-
Wood rot replacement (facia/trim) adds carpentry time and materials.
8) Lead-Safe Rules (Homes Built Before 1978)
If your home predates 1978, lead-safe work practices may apply, which adds containment and cleanup protocols. See the EPA’s Renovation, Repair, and Painting (RRP) Program for homeowner guidance: epa.gov/lead.
9) Historic Districts & HOAs
If you’re in a historic district or HOA, allow time for approvals. San Antonio historic guidelines: City of San Antonio Office of Historic Preservation (sanantonio.gov/historic).
San Antonio Ballpark Ranges (Typical Scenarios)
These are example ranges, assuming solid prep and a durable two-coat system by a professional, insured crew. Final pricing comes from an in-person evaluation of your surfaces.
| Home Type & Condition | What’s Included | Typical Range |
|---|---|---|
| 1-Story, 1,400–1,800 sq ft, Light Prep | Wash, spot prime, caulk joints, 2 coats siding/trim | $3,200–$4,800 |
| 1-Story Stucco, 1,800–2,200 sq ft, Moderate Cracks | Wash, elastomeric patching, primer, 2 coats | $4,500–$7,200 |
| 2-Story Siding, 2,200–2,800 sq ft, Moderate Prep | Wash, scrape/sand, prime bare, 2 coats, trim & doors | $5,800–$9,500 |
| Mixed Surfaces (Brick + Siding), Color Change | Bonding primer on brick, 2 coats everywhere, detail trim | $6,500–$10,500 |
| Stucco 2-Story, Heavier Repairs | Crack repairs, primer, high-build or elastomeric topcoat | $8,000–$14,000+ |
Material & Labor: What You’re Paying For
Materials
-
Primer(s): bonding or masonry where needed.
-
Topcoat: quality exterior acrylic or elastomeric (stucco).
-
Caulks & patching compounds: elastomeric/urethane for joints.
-
Coverage math (rule of thumb): Many premium exteriors cover 250–350 sq ft/gal/coat on smooth siding; stucco is lower (more texture = more paint). Two coats + primer where needed quickly add up on larger homes.
Labor
-
Setup & protection: masking windows, covering plants, hardscape, AC units.
-
Prep: scraping/sanding, repairs, caulking, priming.
-
Application: typically brush/roll with spray back-rolling on certain substrates for penetration.
-
Cleanup & walkthrough: line-item punch list and touch-ups.
How to Lower Your Exterior Painting Cost (Without Cutting Corners)
-
Fix small issues early. Spot failures and caulk gaps before they become widespread rot or stucco damage.
-
Stay on a repaint cycle. In our climate, don’t wait until coating failure is severe; repainting on time reduces heavy prep.
-
Group scope smartly. Doing garage doors, shutters, and pergolas while the crew is onsite is more efficient than separate trips.
-
Choose the right sheen. Satin/low-lustre often balances durability and touch-up visibility; talk through options for your surfaces.
For more on paint and weathering, see the National Weather Service climate normals for San Antonio, which help explain UV/heat exposure patterns: weather.gov (search “San Antonio climate”).
Signs You’re Due for a Repaint
-
Chalking: paint leaves a powdery residue on your hand.
-
Peeling/flaking: UV and moisture have breached the coating.
-
Cracked caulk: joints opening around windows, doors, and trim.
-
Faded or uneven color: especially on south and west elevations.
-
Hairline stucco cracks: allow moisture to creep behind the finish.
What a Professional Estimate Should Include
A clear, written proposal helps you compare apples to apples:
-
Surface inventory: siding type, stucco areas, trim count, doors, shutters.
-
Prep plan: washing method, scraping/sanding scope, crack repairs, primers.
-
Products & coats: brand/line, finish, number of coats on each surface.
-
Protection & cleanup: masking, landscaping protection, daily site cleanup.
-
Schedule & crew size: start/finish window, crew lead contact.
-
Warranty & follow-up: workmanship coverage and post-job walkthrough.
Want to see how we scope it? Visit our Exterior Painting page for process and photos: Exterior House Painting in San Antonio
Stucco vs. Siding vs. Brick: Cost Nuances
Stucco
-
Pros: excellent look and temperature stability when maintained.
-
Cost drivers: crack repairs, patch blending, potential elastomeric systems.
-
Tip: higher-build primers and elastomeric topcoats can stretch with hairline movement.
Fiber Cement / Wood Siding
-
Pros: clean lines and high curb appeal.
-
Cost drivers: seam caulking, sanding failing areas, wood rot replacement.
-
Tip: budget for carpentry fixes if fascia/trim shows soft spots.
Brick (Previously Painted)
-
Cost drivers: bonding primers, careful surface prep, and breathable systems.
-
Tip: if shifting from unpainted to painted brick, discuss long-term maintenance and vapor transmission with your estimator.
Sample “Good / Better / Best” Pricing Logic
-
Good (Budget-Conscious): Target problem prep areas, spot prime, durable mid-tier acrylic, 2 coats on field/trim.
-
Works for newer homes with light wear and no repairs.
-
-
Better (Most Popular): Full prep on failing zones, upgraded caulk, premium acrylic system for UV resistance, 2 coats everywhere.
-
Balanced cost vs. longevity in SA heat.
-
-
Best (Longest Cycle): Heavier prep, full prime on chalky substrates, elastomeric on stucco or top-tier acrylic on siding, color retention additives, detailed trim package.
-
Minimizes repaints and keeps color integrity longest.
-
Frequently Asked Questions
How long will a San Antonio exterior paint job last?
With solid prep and a proven coating, 7–10 years is typical. Stucco with elastomeric can go longer; dark colors on full-sun exposures may need earlier touch-ups.
What time of year is best?
Fall through spring offers friendlier temperatures and lower afternoon thunderstorms. Summer works too with early starts and product scheduling—your estimator will plan around heat and rain windows.
Can I paint during HOA or historic approvals?
Get approvals first. Your estimator can provide color chips, product sheets, and photos to speed sign-off. Check local historic guidance: sanantonio.gov/historic.
Do premium paints really matter?
Yes. In our sun and heat, higher-end resins and UV-stable pigments hold color and film integrity longer, reducing total cost of ownership.
What about lead paint?
Homes built before 1978 may require RRP (lead-safe) practices—containment, HEPA cleanup, and documentation. Learn more at epa.gov/lead.
Next Steps: Get a Firm, Line-Item Estimate
Clarity beats guesswork. We’ll evaluate your surfaces, document repairs, and provide a line-item scope with products, coats, and prep steps—so you know exactly what you’re paying for and how long it should last.
Learn how we handle prep, products, and scheduling: Exterior House Painting in San Antonio (internal link)
Ready when you are: Request your free on-site estimate — fast scheduling, clean job sites, and courteous crews. Request an Estimate
Solution first, then action: get a clear scope, predictable schedule, and a finish built for Texas weather — book your estimate today.
