How Much Does Exterior Painting Cost in Johnson City, TN?
Planning to paint your home's exterior in Johnson City? Understanding local pricing helps you budget accurately and compare quotes fairly. This guide breaks down exactly what exterior painting costs in the Johnson City area in 2026, what factors affect pricing, and how to get the best value for your investment.
Johnson City Exterior Painting Prices at a Glance
| Home Size | Typical Cost Range | Average |
|---|---|---|
| Small (under 1,500 sq ft) | $2,500 – $4,500 | $3,500 |
| Average (1,500–2,500 sq ft) | $3,500 – $6,500 | $5,000 |
| Large (2,500–3,500 sq ft) | $5,500 – $9,000 | $7,000 |
| Very Large (3,500+ sq ft) | $8,000 – $15,000+ | $11,000 |
These prices reflect the Johnson City market as of early 2026 and include labor, materials, standard prep work, and two coats of quality exterior paint. Your actual cost may vary based on the specific factors we cover below.
Cost Per Square Foot in Johnson City
Most professional painters in Johnson City quote exterior work at $1.50 to $4.00 per square foot of paintable surface area. This is not the same as your home's total square footage. Paintable surface includes siding, trim, fascia, soffits, and other exterior elements, minus windows and doors.
Where you fall in this range depends on several factors:
- $1.50 – $2.00/sq ft: Basic repaint with minimal prep, good existing paint condition, single story, easy access
- $2.00 – $3.00/sq ft: Average project with moderate prep, some repairs, standard two-story home
- $3.00 – $4.00/sq ft: Extensive prep work, multiple stories, difficult access, premium paint products
What Affects Exterior Painting Costs in Johnson City?
1. Home Size and Stories
The total paintable surface area is the primary cost driver. A two-story home has significantly more wall space than a single-story of the same footprint. Multi-story homes also require additional equipment like extension ladders, scaffolding, or lifts, which adds to labor costs and time.
2. Current Condition and Prep Work
Johnson City's humid summers and cold winters take a toll on exterior paint. Homes with peeling paint, wood rot, mildew, or damaged caulking require more preparation before painting can begin. Extensive scraping, sanding, priming, and repairs can add $500 to $2,000 or more to your project. However, this prep work is essential for a paint job that lasts.
3. Siding Material
Different siding types require different approaches and products:
- Wood lap siding: Common in Johnson City's older neighborhoods like Tree Streets and Montrose Court. Requires thorough prep and quality primers.
- Vinyl siding: Can be painted with proper bonding primers. Popular in newer Boones Creek developments.
- Fiber cement (HardiePlank): Holds paint well, common in homes built after 2000.
- Brick: Painting brick is possible but requires specialized masonry primers and more paint due to the textured surface.
- Aluminum siding: Found on many mid-century homes. Needs proper etching primers for adhesion.
4. Paint Quality
The paint you choose significantly impacts both cost and longevity. Premium paints from Sherwin-Williams (Duration, SuperPaint) or Benjamin Moore (Aura, Regal Select) cost $50–$80 per gallon but offer superior coverage, color retention, and durability. Budget paints at $25–$35 per gallon may save money upfront but often require repainting years sooner.
For Johnson City's climate with hot, humid summers and freezing winters, we recommend premium 100% acrylic latex paints that flex with temperature changes and resist mildew growth. The difference in material cost for a typical home is $200–$500, but premium paint can extend your paint job's life by 3–5 years.
5. Trim, Doors, and Detail Work
A complete exterior paint job includes more than just siding. Trim, fascia boards, soffits, window frames, shutters, and doors all need attention. Some homeowners choose to paint only the body of the house to save money, but coordinated trim painting dramatically improves the finished appearance.
- Trim painting: $1–$3 per linear foot
- Front door: $75–$150
- Garage door: $150–$300
- Shutters: $25–$75 per pair
6. Architectural Complexity
Johnson City has diverse architectural styles, from the historic bungalows near downtown to contemporary homes in new developments. Homes with multiple dormers, intricate trim details, steep roof pitches, or hard-to-reach areas require more time and specialized equipment. A Victorian-style home with decorative elements will cost more to paint than a simple ranch-style house of the same size.
Johnson City Neighborhood Considerations
Different Johnson City neighborhoods present unique painting considerations:
- Tree Streets Historic District: Many homes feature original wood siding and detailed trim that requires careful prep work. Lead paint may be present in pre-1978 homes, requiring EPA RRP-certified safe work practices.
- Shadowtown & Montrose Court: Mid-century homes often have a mix of original materials. Aluminum siding painting is common in this area.
- Boones Creek & Gray: Newer construction typically has fiber cement or vinyl siding in good condition, often requiring less prep work.
- Near ETSU: Many rental properties need durable, easy-to-maintain finishes that withstand frequent touch-ups.
How to Get Accurate Quotes
To compare exterior painting estimates fairly in Johnson City:
- Get at least three written quotes from licensed, insured contractors
- Ensure quotes include the same scope – body, trim, prep work, number of coats
- Ask about paint brands and product lines – not just "premium paint"
- Confirm prep work details – pressure washing, scraping, caulking, priming
- Check for warranties on both labor and materials
- Verify licensing and insurance – Tennessee requires contractor licensing for projects over $25,000
When Is the Best Time to Paint in Johnson City?
The ideal months for exterior painting in Johnson City are April through October, when temperatures consistently stay between 50°F and 85°F with low humidity. Late spring and early fall often offer the best conditions. Summer painting is possible but requires working around afternoon heat and humidity.
Scheduling during shoulder seasons (April-May or September-October) may also help with contractor availability and potentially pricing, as these months are less busy than peak summer.
Get Your Free Exterior Painting Estimate
Ready to get an accurate price for your Johnson City home? Rock's Painting provides detailed, transparent estimates for exterior painting throughout Johnson City and the Tri-Cities area. We include thorough prep work, premium Sherwin-Williams paints, and clear pricing with no hidden fees. With over 250 completed projects and a 5.0-star rating, we deliver results Johnson City homeowners trust.
Request your free estimate today or call us at (423) 207-2347. We'll visit your home, assess your specific needs, and provide a detailed written quote within 24 hours.