My neighbor out on Lascassas Pike got three bids for his driveway last month. First guy quoted $350. Second came in at $680. Third wanted $950.
Same driveway. Same 500 square feet. Same cracks running through it.
That’s just how it goes around here. Some contractors cut corners on prep work. Others use cheaper materials. A few actually do the job right but charge you like they’re paving the runway at Smyrna Airport.
If you’re getting your driveway or parking lot sealed this year, here’s what you should actually expect to pay.
Most residential jobs run between $1.15 and $1.50 per square foot when you hire a pro. That includes labor and materials.
Here’s how that breaks down for typical Murfreesboro driveways:
One thing to know upfront – most guys won’t even show up for less than $350 to $500. If your driveway’s on the small side, you’ll probably hit that minimum anyway.
Business owners pay different rates because the jobs are bigger:
A 10,000 square foot parking lot usually runs somewhere between $2,000 and $3,000 if all you need is the sealcoat.
Bigger jobs actually cost you less per square foot. Contractors have to haul their equipment out either way. When they’re spreading that trip cost over 1,000 square feet instead of 300, your per-foot price drops.
Weird-shaped driveways cost more. That long, skinny driveway that curves around your house? Takes more time and wastes more material than a basic rectangle out front.
New-ish driveway that just needs a fresh coat? You’ll pay on the lower end.
Old cracked-up mess that hasn’t been touched in years? Higher end, maybe more.
There’s a medical building over off Medical Center Parkway that hadn’t sealed their lot since 2015. Cracks everywhere. The contractor had to fill 350 feet of cracks before they could even start sealing. That added $350 to $700 to the job right there.
Asphalt emulsion ($0.08-$0.15 per sq ft for materials):
This is what most guys use around Middle Tennessee. Holds up fine for 3-4 years. Not as harsh on the environment as the old coal tar stuff.
Coal tar emulsion ($0.06-$0.15 per sq ft for materials):
Tougher product, resists stains better. But it’s getting phased out because of environmental issues. Some contractors still have it, but you’ll see less of it every year.
Latex acrylic ($0.20-$0.25 per sq ft for materials):
Premium choice. Non-toxic, lasts longer, fills cracks better. Makes sense for busy commercial lots. Probably overkill for your home driveway.
Fast-drying ($0.10-$0.20 per sq ft for materials):
Ready to drive on in 24 hours. Doesn’t hold up quite as long, but good if you need your driveway back fast.
Home driveways usually get one coat and that’s fine.
Commercial lots should get two. Period. The extra coat adds 40-60% to your bill but you get way more protection for the money.
Crack filling: $1.00-$2.00 per linear foot
You can’t skip this step. Sealcoat sits on top of the asphalt. It doesn’t fill cracks. Water will still get down through those cracks and tear up your base.
Pressure washing: $0.27-$0.39 per square foot
Some contractors throw this in. Others charge separately. Either way it has to happen. Sealer won’t stick to dirty, oily asphalt.
Trimming the edges: $50-$150
Cutting back grass and weeds so everything looks clean. Not required, but it makes a difference.
Patching holes: $4.00-$10.00 per square foot
For actual potholes or places where the asphalt’s coming apart. These get fixed before sealing.
Striping (parking lots only): $0.02-$0.06 per square foot
Fresh white and yellow lines after the sealcoat dries.
Best times are spring and fall. April through May, then again September through October.
You need temps between 50 and 85 degrees. Can’t have rain in the forecast. Sealer needs time to cure properly.
Every contractor in town is slammed during those windows. Book early or you’ll wait. And if you call in late October because you just remembered, expect to pay 15-20% more because they know you’re desperate.
You can buy the materials at Home Depot and do it yourself. Here’s what that costs for a 600 square foot driveway:
You’re looking at $330 to $475 in materials. A pro charges $690 to $900 for the same driveway.
So yeah, you save $200 to $400. But you’re giving up your whole weekend. And if you’ve never done it before, good luck getting it smooth and even. One guy I know in La Vergne tried to DIY his small office lot. Three weekends later he had streaks, puddles, and bald spots. Ended up paying a contractor to fix it.
DIY makes sense for small driveways under 400 square feet if you’re handy. Anything bigger, just hire it out.
They don’t mention crack repair
If your driveway has cracks and the quote doesn’t include filling them, they’re skipping steps.
One coat on a commercial lot
Commercial parking lots need two coats. One coat won’t hold up.
Price is way lower than everyone else
If one bid comes in 40% cheaper than the others, there’s a reason. Cheap materials, skipped prep work, or both.
No cleaning included
Sealer has to bond to clean asphalt. If they’re not cleaning it first, the job won’t last.
They want you to sign right now
Good contractors stay busy. They don’t need to pressure you.
A guy out on Old Fort Parkway told me he’d seal my 700 square foot driveway for $280. I asked what prep work came with that. He said they just show up and spray it on. That’s not sealcoating. That’s overpriced paint that’ll peel off in six months.
Companies like All Star Seal & Stripe will write all this out for you. No guessing what you’re paying for.
Replacing asphalt costs $2.50 to $5.00 per square foot. For a 600 square foot driveway, that’s $1,500 to $3,000.
Sealing it every three years costs $690 to $900 each time. Do that over 15 years and you spend $2,760 to $3,600 total.
Here’s the thing though. Sealed driveways last 20 to 25 years. Unsealed ones start falling apart around year 12 or 13.
A guy over on Cason Lane never touched his driveway. Had to replace the whole thing after 13 years. Cost him $3,400. His neighbor across the street seals his every three years. Still driving on the same asphalt from 2004.
First year: Don’t seal it yet. New asphalt needs 6-12 months to cure.
Year 2: First sealcoat ($690-$900)
Year 5: Second sealcoat ($690-$900)
Year 8: Third sealcoat ($690-$900)
Year 11: Fourth sealcoat ($690-$900)
Year 14: Fifth sealcoat ($690-$900)
Total over 15 years: $3,450-$4,500
“One coat or two?”
One’s fine for home driveways. Commercial needs two.
“What kind of sealer are you using?”
They should know the exact product. Asphalt emulsion is the most common choice around here.
“When can I drive on it?”
Usually 24 to 48 hours. Fast-dry products cut that to 12-18 hours.
“What prep work is included?”
Should be cleaning, crack filling, and edge work at minimum.
“Do you warranty it?”
One year against peeling or flaking is standard in Middle Tennessee.
Small single-car driveway (350 square feet): $400-$490
Standard two-car driveway (600 square feet, decent shape): $690-$870
Older two-car driveway (600 square feet, rough shape): $950-$1,250
Small business lot (5,000 square feet): $1,500-$2,100
Add another $700-$600 if you want fresh striping
If your asphalt’s under five years old and in decent shape, seal it. Lower cost, basic prep, one coat.
Ten years or older with visible wear? Expect higher quotes. More crack work, maybe patching, possibly two coats.
Beat to hell with huge cracks and potholes? Sealing might not be worth it. At some point you’re better off replacing.
A good contractor will tell you when replacing makes more sense than trying to save what’s there.
Plan on $1.15 to $1.50 per square foot for professional work. Most home driveways come in somewhere between $460 and $900.
Get at least three quotes. Make sure they’re actually comparing the same work – same prep, same materials, same number of coats.
Don’t automatically pick the cheapest bid. Figure out where they’re saving money. Don’t overpay just because somebody has a fancy truck and nice brochure either.
Usually the middle quote from a contractor who explains everything clearly is your best bet.
For more on keeping your pavement in good shape and knowing when it’s time for work, check out the other guides here on Murfreesboro Asphalt Advisor.