[IMAGE PLACEHOLDER] Hero background — wide exterior/interior unit-turn shot
Multifamily painting · Jacksonville, FL
Fast Unit Turns. Clean Finishes. Ready Units.
Unit turns, make-readys, and interior repaints for apartment communities, property managers, and HOAs across Duval, Clay, St. Johns, and Nassau counties. Fixed price per unit. Photos of every unit. One invoice.
Insured · COI and W-9 within 24 hours · Serving Jacksonville since 2025
Fast Turn Times
Units back on the market in 2–3 days.
Clean Finishes
Patches sanded, plates pulled, punch-ready.
Multifamily Focused
Turns are what we do, not a side line.
Reliable & Insured
Crews we employ. Paperwork same day.
The math on a vacant unit
Every vacant day in Jacksonville costs about $43–$52
That’s the arithmetic on an average Jacksonville rent of roughly $1,300–$1,550 a month. Painting is 60–70% of what a turn costs and it’s almost always the critical path. Flooring can be scheduled around. Appliances swap in an afternoon. But nothing else finishes until the walls do.
$3,872
Average turnover cost per unit
Day 01
Walk & prep
Scope agreed, plates pulled, patches cut in and set.
Day 02
Repair & sand
Drywall repaired, texture matched, every patch sanded flush.
Day 03
Prime & coat
Stain-blocking where needed. Ceilings, walls, closets.
Day 04
Trim & detail
Doors, casings, baths and kitchens in semi-gloss.
Day 05
Punch & handoff
Plates back on, photos filed, unit handed back punch-ready.
Vacant unit sequence
Industry make-ready benchmark: 5–7 days
4 days
Cut from a typical turn
$175–210
Recovered per unit, on rent alone
$17,500+
Back into NOI across 100 turns a year
Turnover cost per unit: Zego 2026 Resident Experience Management Report. Lost rent accounts for 35–50% of total turnover cost. Jacksonville carries roughly 11% multifamily vacancy — the highest among major Florida markets — after adding about 33,500 units since 2020.
What we do
Built around the turn
Unit Turn & Make-Ready
Vacant turns on a fixed per-unit price. Walls, ceilings, trim, doors, closets. Punch-ready at handoff.
Occupied Unit Painting
Scheduled through your leasing office with resident notice. Low-VOC coatings so nobody’s displaced longer than necessary.
Drywall Repair & Texture Matching
Anchor holes, doorknob blowouts, water damage. Orange peel and knockdown matched so a repair doesn’t read as a patch.
Common Areas & Corridors
Hallways, stairwells, breezeways, clubhouses, leasing offices. Phased or after-hours so resident traffic keeps moving.
Paint Color Standardization
One verified color and sheen spec across your portfolio, documented per unit. Ends the touch-up flashing problem.
Punch List & Turnover Support
Caulking, touch-ups, outlet covers, screens, minor trim. The small items that hold up a walk.
The problem nobody solves
Why your touch-ups keep flashing
Ask any property manager in Jacksonville what they hate about turn painting and you’ll hear the same thing: the touch-up doesn’t match.
You have the original color code. The painter uses the same product. The patch still shows — a slightly different sheen catching light from the window, obvious from the doorway. So you repaint the whole wall. Then you’re arguing with a former resident about a deposit deduction for what is, in most cases, normal wear and tear.
The reason usually isn’t the paint.
The wall isn’t the color you think it is
Cooking grease, hand oils, cigarette film, and UV through a west-facing window shift a wall over two or three years. You’re matching to a code; the wall has moved. A TSP wash often brings the original back and saves the repaint entirely.
The sheen is fighting you
Flat hides imperfections and touches up almost invisibly, but absorbs dirt — so you repaint every turn. Eggshell and satin clean beautifully but show every patch unless the wall is rolled corner to corner. No sheen does both.
Nobody wrote it down
Most communities we walk into have a maintenance closet of unlabeled cans, half of them dried solid, with no record of which unit got what or when it was last fully rolled.
| Surface | Sheen | Why |
|---|---|---|
| Ceilings | Flat | Hides drywall seams and roller lap |
| Living areas & bedrooms | Flat or eggshell | Eggshell if you need washability; flat if you repaint every turn anyway |
| Kitchens & bathrooms | Semi-gloss | Moisture and scrubbing — critical in Jacksonville humidity |
| Doors, trim, casings | Semi-gloss | Highest-friction surfaces in the unit |
Semi-gloss on a living room wall is a mistake we see constantly. It highlights every seam and fastener in the drywall, and under afternoon light through a sliding door it looks like a topographic map.
We build a written color and sheen spec for your property — verified product, formula, sheen, and the date each unit was last fully rolled. If there’s no record of the original color at all, we can cut a small sample of drywall paper from inside a closet, have it scanned to match the faded color rather than the original, and patch the sample spot.
What’s in the price
We’re not the cheapest turn painter in Jacksonville
We’d rather tell you that up front than surprise you on a walk. Crews bidding at the bottom of this market hit their number by skipping steps. That’s not an accusation — it’s arithmetic. At those prices the only way to make the day work is to move fast and leave things out.
| Paintcoats | Low-bid turn crews | |
|---|---|---|
| Switch plates & outlet covers | Removed, then reinstalled | Sprayed or rolled over |
| Patches | Sanded flush before coating | Spackled and coated wet |
| Ceiling cut-in | Cut by hand | Roller on a pole, no cut |
| Closets | Coated | Touch-up only |
| Appliances & fixtures | Masked | “We’ll wipe it after” |
| Cleanup | Handed back punch-ready | Left for your maintenance team |
| Documentation | Photos of every unit, before and after | None |
| Change orders | Scope agreed up front, priced per unit | Added when a unit “was worse than expected” |
That last row is worth reading twice. A per-unit price that changes after the walk isn’t a per-unit price.
Asset Protection
A cheap turn isn’t cheap. It’s a slow discount on your property.
The invoice for a bad turn is the smallest number involved. The real cost shows up later, and it compounds.
Unsanded patches telegraph through the next coat, so the wall gets worse each cycle instead of resetting. Painted-over mildew comes back through and the bathroom needs redoing every single turn. Sprayed-over hardware and splattered fixtures quietly age the unit. Do that across a property for a few years and the units don’t show like they used to — the finishes look tired, the walls look patched, and the community that leased as an A starts touring like a B.
Nobody decides to let a property slide. It happens one cut corner at a time, one turn at a time, until the rents don’t hold and nobody can point to when it started.
The unit that never resets
A turn is supposed to bring a unit back to a baseline. A cut-corner turn brings it back to slightly-worse-than-last-time. Over enough cycles the baseline itself drifts down, and eventually a unit needs a full rehab to recover what a proper turn would have maintained.
The finish that ages the whole community
Prospects don’t inspect one unit — they read the whole property. Tired common areas, patched corridors and units that photograph poorly set the rent expectation before anyone talks price. Presentation is one of the few levers that doesn’t cost you rent directly, and it’s the first one deferred maintenance takes away.
The reputation that follows the property
In a market where property managers talk to each other and residents review online, quality is durable and so is its absence. An A-property has to be maintained into an A. It doesn’t stay one by default.
We’re not the cheapest turn painter in Jacksonville, and we’ve never pretended to be. What we protect is the thing the cheap turn quietly spends — the condition of the asset, turn after turn.
How we work
We fit your turn workflow, not the other way around
Every property runs turns a little differently. We’ve worked inside all three of the common models.
If your maintenance team preps
Your techs pull plates, run the light globes through the dishwasher, patch the major holes. We come in behind them, spray and roll, hand it back. Your team reinstalls fixtures and swaps locks. We document exactly what we need prepped so nobody’s waiting on anybody.
If you outsource by budget
A lot of managers run a fixed monthly contract budget — outsource the heavy turns and the big units, keep the simple ones in-house. We’ll price a monthly block so you know how many units your budget covers before the month starts.
If you surge seasonally
Jacksonville turn volume climbs hard from late spring through summer. If you’re seeing five or six move-outs a week from May through August and your techs are drowning, we hold reserved capacity for contract clients through that window.
Who we work with
Six people, six different problems
Property Managers
You’re graded on days vacant and turn cost. You need a painter who shows up the day they said and doesn’t hand back a unit that needs cleaning.
Maintenance Supervisors
Nobody got into maintenance because they love painting. Hand us the heavy turns and your techs stay on work orders instead of burning a week on a three-bedroom.
Regional & Portfolio Managers
One spec, one price, one invoice across every community — instead of a different painter and a different standard at each property.
Owners & Asset Managers
Turn painting shows up in your NOI whether you look at it or not. We’ll show you the per-unit math and the repaint cycle.
HOA & Condo Boards
Architectural guideline compliance, written proposals your board can actually review, and references you can call.
Senior & Assisted Living
Year-round turnover, wheelchair damage on lower walls, active-resident environments needing wet-sanding, sealed vents, zero-VOC. Different work, treated that way.
Jacksonville
We know these buildings because we work in them
Jacksonville isn’t one market. A 1970s garden apartment off University Boulevard has nothing in common with a 2023 lease-up off Gate Parkway, and neither behaves like a 1920s building in Riverside. Different prep, different substrate, different failure.
Southside, Baymeadows & Deerwood
32216 · 32246 · 32256 · 32258
The densest apartment corridor in the city — Baymeadows Road, Southside Boulevard, Gate Parkway, and the ring around St. Johns Town Center. Heavy 1980s–2000s garden stock beside new Class A lease-ups. Most of our volume.
Arlington & East Arlington
32211 · 32225 · 32277
Mid-century and 1970s garden apartments near Jacksonville University and Regency. Older drywall, more anchor damage, more texture matching. Many have been through three or four ownership changes and as many color schemes.
Mandarin & Bartram
32217 · 32223 · 32257
Oak canopy, Spanish moss, and a lot of shade. North-facing walls here hold moisture longer than anywhere else we work, and mildew shows up there first.
San Marco, Riverside & Avondale
32204 · 32205 · 32207
The historic core. Older stock, some plaster, settling cracks, and detail work a production crew will rush. These need prep time and we schedule them accordingly.
The Beaches
32233 · 32250 · 32266
Salt air. Buildings east of the Intracoastal see faster coating breakdown around window frames and exterior surfaces, and interior humidity runs higher year-round.
Northside & River City
32218 · 32226
Newer suburban communities near the airport and River City Marketplace. Newer drywall, cleaner turns, tighter schedules.
Westside & NAS Jax
32210 · 32221 · 32244
Military-adjacent demand around Naval Air Station Jacksonville means steady turnover and a lot of short tenancies — usually lighter, faster turns.
Orange Park & Fleming Island
32003 · 32065 · 32068 · 32073
Across the Buckman Bridge in Clay County. Inland humidity, less air movement, and the mildew questions come up more here than at the beaches.
Also serving Ponte Vedra (32082), Nocatee and St. Johns County (32259), St. Augustine, and Nassau County.
What Jacksonville’s climate does to interior paint
Dry times stretch
We sit at 70–90% relative humidity most of the year and around 52 inches of rain. A coat that flashes off in two hours somewhere dry takes considerably longer here in August. Crews that ignore it recoat early and trap moisture in the film.
Mildew comes back through cheap paint
Bathrooms, kitchens, laundry closets, north-facing bedroom walls. Painting over untreated mildew doesn’t kill it — it feeds on the film and returns within a season or two. Clean and treat first, then a mildewcide-containing acrylic.
Hurricane season makes repaint work
June through November, some units take water — a wind-driven leak at a window, a roof intrusion, a soffit failure. Those walls need stain-blocking primer first or the water line ghosts back through the finish coat within weeks.
Why property managers use us
Painters, not a vendor network
The crew works for us
We’re not a national platform that takes your call and dispatches whoever’s available. The crew that walks your unit is ours. If something’s wrong, you’re talking to the person responsible for it — not a coordinator in another state.
Paperwork that doesn’t hold up onboarding
COI, W-9, and lien waivers within 24 hours of request. Institutional owners have vendor compliance requirements and we’ve been through it enough times to make it fast.
Fixed price per unit
You know the number before we start. Scope is agreed at the walk and it doesn’t move because a unit was dirtier than expected.
Every unit documented
Photos before and after, per unit. When your regional asks why unit 214 cost what it cost, you have the answer without calling us.
Local, and staying that way
Duval, Clay, St. Johns, and Nassau. We’re not managing this account from Tampa or Atlanta.
Track record
Hundreds of units turned across Northeast Florida in the last 12 months.
Questions
What property managers ask us first
How fast can you turn an apartment unit in Jacksonville?
Most vacant units take 2–3 days depending on size, condition, and whether there’s a color change. The industry benchmark for a full make-ready is 5–7 days. A light turn where the resident stayed under a year can be quicker; a three-bedroom with heavy anchor damage, smoke, or pet odor takes longer. We give you the number at the walk, not after.
How much does apartment turnover painting cost per unit?
Turn painting in the Southeast typically runs around $800 for a 1BR/1BA and about $1,000 for a 2BR/1BA when the painter supplies materials. Per square foot, multifamily turn work generally falls between $1.50 and $3.00.
What actually moves the number: unit size, how much drywall repair is needed, whether ceilings are included, and whether you’re changing colors. We quote a fixed price per unit type after walking the property.
Do you charge extra for color changes or pet odor?
Yes, and we tell you before we start. A full color change means additional coats and often a primer. Pet odor requires a sealing primer before anything else goes on. Both are common add-ons across the industry and both get quoted as line items, so nothing shows up as a surprise.
Can you paint occupied units?
Yes. Occupied work is scheduled through your leasing office with resident notice, using low-VOC coatings so residents aren’t out of the space longer than necessary. It’s slower than a vacant turn and priced differently, because the constraints are different.
How many units can you handle at once?
10 units per week at current capacity. During peak turn season — roughly May through August in Jacksonville — we reserve capacity for contract clients specifically so that number doesn’t collapse when everyone needs us at the same time.
What paint do you use?
Depends on the surface and the property spec. Bathrooms, kitchens, and laundry areas get a mildewcide-containing acrylic in semi-gloss — in Jacksonville humidity anything less washable fails early. Ceilings get flat. Walls get flat or eggshell depending on whether you repaint every turn or need washability. If your property already has a standard spec, we match it exactly.
Why do my touch-ups always show?
Usually one of three things: the wall has shifted color from grease, hand oils, or UV exposure and no longer matches the original code; the sheen is eggshell or satin, which shows every patch unless you roll corner to corner; or the original product and formula were never recorded.
A TSP wash solves it more often than people expect. If it doesn’t, the rule is to paint the full wall rather than spot it — light hits intersecting walls at different angles, so the eye won’t catch a slight variance between separate walls, but it will catch one mid-wall.
Can I charge a tenant’s security deposit for repainting?
Generally no. Under most wear-and-tear standards a routine repaint at turnover is normal wear and tear and isn’t chargeable to the deposit. The common exceptions are a tenancy under one year, or actual damage like large holes or an unapproved custom color.
Florida’s specific rules and your lease language govern, so confirm with your counsel or association before you deduct. We can document unit condition with photos if you need a record either way.
Do you work with property management companies on contract?
Yes — that’s most of our work. Fixed price per unit type across your portfolio, scheduled capacity held, billed monthly on net terms. If you’re managing multiple communities, one spec and one invoice usually saves more administrative time than the painting saves you money.
Are you insured?
Yes. We carry general liability and workers’ compensation, and we’ll send a COI naming your entity, a W-9, and lien waivers within 24 hours of request. If your owner has specific insurance minimums or vendor onboarding requirements, send them over and we’ll match them.
What areas do you serve?
Duval, Clay, St. Johns, and Nassau counties — Southside, Baymeadows, Deerwood, Arlington, Mandarin, San Marco, Riverside, Avondale, Northside, Westside, the Beaches, Orange Park, Fleming Island, Ponte Vedra, Nocatee, St. Augustine, and Fernandina.
Do you handle anything besides painting?
Drywall repair and texture matching, caulking, punch-list items, outlet and switch plate replacement, window screen replacement, minor trim repair, and turnover cleaning coordination. Most of what holds up a walk isn’t the paint — it’s the six small things nobody assigned to anyone.
Ready to cut days off your turns?
Tell us the property, the unit mix, and how many turns you run a month. We’ll walk it and come back with a fixed price per unit type — 1BR, 2BR, 3BR — so you can budget the year instead of the job.
No charge for the walk. Typical response: same business day.
Turn-season scheduling fills early — if you’re planning May through August, talk to us in Q1.