Painting is the most commonly DIYed trade for a reason: the barrier to entry is a roller and a can of paint. But doing it well , no streaks, no drips on trim, clean lines at ceilings, and a finish that holds up five years , takes more skill than most people realize. Here's what professional painting costs and when it's worth the money.
Typical 2026 prices (Mid-Atlantic)
- Small bedroom (10x12, 8' ceilings, walls only): $300-500
- Master bedroom (14x16 with vaulted ceilings): $700-1,200
- Standard bathroom (5x8): $250-400 (higher per sq ft due to cutting-in around fixtures)
- Kitchen walls (cabinets excluded): $500-900
- Cabinet repaint (10-15 cabinets): $2,500-5,000
- Living room with high ceilings: $800-1,500
- Full interior (2,000 sq ft, 3 bed, 2 bath): $4,500-9,000
- Whole-house exterior (2,000 sq ft, 2-story): $3,500-7,500 depending on prep work
What's included vs. extra
A "full paint" job should include:
- Light drywall patching (nail holes, small dings)
- Sanding rough spots
- Priming stains and bare patches
- Two finish coats
- Masking trim, floors, and fixtures
- Cleanup
Usually extra:
- Major drywall repair (holes >2 inches)
- Wallpaper removal
- Lead paint abatement (pre-1978 homes)
- Ceiling painting (often priced separately)
- Trim painting (same)
The real price differentiator: prep
A $500 bedroom quote and a $1,200 bedroom quote often do the same paint work on the walls. The difference is in prep:
- Did they sand? Poorly-finished drywall will telegraph through cheap paint.
- Did they prime stains? Water, nicotine, and grease stains bleed through regular paint.
- Did they caulk cracks between trim and walls? Sharp lines are impossible without this.
- Did they actually fix the holes, or just smear mud over them?
Paint grade matters more than people think
A pro painter using Sherwin-Williams Emerald or Benjamin Moore Aura ($80-100/gallon) will give you a finish that lasts 10+ years with better scrub resistance. A cheaper job using contractor-grade paint ($35/gallon) will need repainting in 3-5 years. Ask what paint they're using.
When DIY is fine
- Low-traffic rooms (guest bedroom, home office)
- Refresh coats (same color, mostly touching up)
- You have 2+ days, patience, and proper prep tools
When to hire it out
- Kitchens, bathrooms, and laundry rooms (moisture + splash zones need real paint + prep)
- Ceilings (backbreaking for amateurs; pros have extension rollers and skill)
- High/vaulted walls requiring scaffolding
- Cabinet painting (spray finish is almost impossible to replicate with brushes)
- Dark colors (coverage is hard; pros prime correctly)
- Anything where sharp lines against dark trim matter
Questions to ask painters before hiring
- "What paint brand and grade are you quoting?"
- "How many coats are included?"
- "What prep work is included vs. extra?"
- "Do you sand, caulk, and prime before painting?"
- "Are ceilings and trim included or separate?"
- "What's your warranty if the finish fails prematurely?"