Sealcoating math
that pays for itself.

Residential driveways in our area typically run $0.25–$0.45 per square foot per application — most driveways land between $150 and $400. Commercial lots usually price $0.20–$0.35/sq ft depending on size, condition and striping scope, with crack treatment itemized. Ballparks, not quotes — condition drives everything.

Valley sun is harder on asphalt than Valley traffic. Unsealed, a surface oxidizes gray in 3–4 summers and starts raveling; sealed on a cycle — every 2–3 years commercial, 3–5 residential — the binder stays flexible and the surface stays black. The first sealcoat should land 6–12 months after new paving, once the surface has cured.

Take a 10,000 sq ft lot: sealing at $0.30/sq ft every three years costs about $1,000/year. Repaving the same lot runs $35,000–$60,000. If a sealcoat program stretches the repave from year 15 to year 25 — which is the well-documented norm — you've spent roughly $10,000 to defer $50,000 by a decade. That's the whole argument, and it's why property managers who've done the math never skip a cycle.

Cleaning, oil-spot priming, hot crack treatment, two coats, cure time, and re-striping. A bid that skips prep is a bid to paint dirt — the seal peels early and the 'savings' evaporate. Phased sections keep businesses open during the work; driveways are typically drive-on-able in 24 hours.