[IMAGE PLACEHOLDER] Hero background — property manager reviewing a per-unit quote
Pricing
Pricing
We price per unit type, not per hour and not per square foot. You get a fixed number for a 1BR, 2BR and 3BR at your property, agreed at the walk before any work starts. Add-ons like colour changes, pet odour sealing and heavy-duty cleaning are quoted as separate line items, so nothing appears on the invoice that wasn’t on the quote.
No charge for the walk · Fixed per-unit pricing · No change orders after scope is agreed
Fixed Per Unit
Priced by unit type, not by the hour.
Agreed at the Walk
You get the number before we start.
No Change Orders
Scope agreed up front and it holds.
One Invoice
Monthly billing across all your units.
How it works
How we arrive at your number
We walk the property, look at a representative unit of each type, and give you a fixed price per 1BR, 2BR and 3BR. That number holds for your contract — so you can budget a year of turns instead of pricing every job.
What we’re looking at during the walk:
- Unit size and layout — square footage and how many separate spaces need cutting in
- Wall condition — anchor holes, doorknob damage, water staining, how much drywall repair is real work versus a filler pass
- Texture — smooth walls price differently from knockdown, because matching a patch takes longer
- Ceilings — included or excluded, your call, and it moves the number
- Colour — staying with your existing spec, or changing
- Access — ground floor versus third floor with no lift changes the day
What doesn’t change the number: a unit being dirtier than we expected. That’s our problem, not a change order. If the scope genuinely differs from what was agreed — a unit with smoke damage when we priced for a standard turn — we tell you before we start, not after.
Unit painting
Unit turn painting
Walls, ceilings, trim, doors and closets. Patches sanded flush, switch plates removed and reinstalled, unit handed back punch-ready with photos. Full scope detail is on our Unit Turn Painting page.
⚠ All figures below are market benchmarks pending client confirmation.
| Per Unit | Included | |
|---|---|---|
| 1BR / 1BA | $700–$800 | Walls, ceilings, trim, doors, closets, standard patching |
| 2BR / 1–2BA | $900–$1,050 | As above |
| 3BR / 2BA | $1,150–$1,350 | As above |
Pricing assumes staying with your existing colour and standard wall condition. Volume and contract pricing available for portfolios.
Benchmark note for the client: Southeast Florida practitioner rates run $800 for a 1BR/1BA and $1,000 for a 2BR/1BA where the painter supplies materials. Multifamily turn work generally falls between $1.50 and $3.00 per square foot. Jacksonville typically sits modestly below Southeast Florida on labour, which is where the ranges above come from.
Unit cleaning
Turnover cleaning
Full turnover clean — kitchen and appliance interiors, bathrooms, floors, fixtures, window tracks, cabinet and drawer interiors. Bundled with paint or booked on its own.
⚠ Market benchmarks pending client confirmation.
| Per Unit | |
|---|---|
| 1BR / 1BA | $150–$185 |
| 2BR / 1–2BA | $200–$250 |
| 3BR / 2BA | $260–$320 |
Heavy-duty cleaning — grease build-up, pet contamination, extended vacancy — quoted separately.
Benchmark note for the client: national move-out cleaning runs roughly $125–$180 for smaller units; deep cleaning for a standard 2BR runs $150–$400; property managers using a single vendor at scale typically negotiate $150–$200 flat per turn. A Los Angeles operator publishes flat make-ready cleaning at $255 for a 1BR and $335 for a 2BR — LA being a materially higher-cost market than Jacksonville.
Add-ons
Quoted separately, always before we start
These aren’t surprises. They’re line items you’ll see on the quote, because they’re real additional work.
⚠ Market benchmarks pending client confirmation.
| Add-on | Typical Cost | When It Applies |
|---|---|---|
| Full colour change | +$250–$450 | Extra coats plus primer. Scales with unit size. |
| Pet odour sealing | +$200–$400 | Sealing primer required before finish coats. |
| Smoke / nicotine remediation | +$250–$500 | Stain-blocking primer throughout. |
| Heavy-duty cleaning | +$75–$150 | Grease build-up, extended vacancy, pet contamination. |
| Water damage priming | Quoted per unit | Stain-blocking primer where there’s been intrusion. |
| Trash-out coordination | Quoted per unit | Depends entirely on what was left behind. |
Benchmark note: a Portland operator publishes pet odour sealing at +$650 and full colour change at +$795; those are West Coast rates and have been scaled for this market.
Recurring service
Clubhouse and common area janitorial
Recurring cleaning for clubhouses, leasing offices, fitness rooms, and common areas. Priced monthly by square footage and service frequency rather than per unit, because the work is scheduled rather than triggered by a move-out.
What sets the price: total area, how many times a week, whether restrooms and fitness equipment are included, and whether you need after-hours scheduling around resident use.
Pricing: monthly, based on your property.
What’s in the price
There are cheaper turn painters in Jacksonville
We’d rather say so here than surprise you at the walk.
Crews bidding at the bottom of this market hit their number by leaving things out. That’s not an accusation, it’s arithmetic — at those prices the only way to make the day work is to move fast and skip steps. Switch plates get sprayed over instead of removed. Patches get coated wet instead of sanded. Closets get touched up instead of painted. Cleanup gets left for your maintenance team.
It works until your regional walks a unit.
| Paintcoats | Low-bid turn crews | |
|---|---|---|
| Switch plates & outlet covers | [IMG] Pulled plate Removed, then reinstalled | [IMG] Sprayed-over outlet 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” |
A per-unit price that changes after the walk isn’t a per-unit price.
The real cost of a cheap turn isn’t the invoice. It’s the callback, the unit that shows badly on a Tuesday tour, and the week your maintenance team spends cleaning up behind someone else.
Questions
Pricing questions
How much does apartment turnover painting cost per unit?
Turn painting in the Southeast typically runs around $800 for a 1BR/1BA and $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 is unit size, how much drywall repair is needed, whether ceilings are included, and whether you’re changing colours.
Do you price per square foot or per unit?
Per unit type. Square-foot pricing sounds precise but it ignores condition, and condition is what actually determines how long a unit takes. A 900 sq ft unit with forty anchor holes is not the same job as a 900 sq ft unit that’s been lived in carefully for eight months.
What happens if a unit is worse than we expected?
If it’s within the normal range of a standard turn, nothing — that’s already priced in. If it’s genuinely different in scope, like smoke damage or water intrusion we didn’t see at the walk, we tell you before we start and you approve it. We don’t add change orders quietly.
Do you offer volume or portfolio pricing?
Yes. If you’re running consistent monthly volume or managing multiple communities, we’ll price the portfolio rather than the property. One spec, one price per unit type, one invoice.
Can we book cleaning without painting?
Yes. Cleaning is priced and booked on its own. Most clients bundle because coordinating one vendor is faster than sequencing two, but it isn’t required.
How do you bill?
Monthly, on net terms, with photo documentation per unit attached. If your accounting needs a specific format or PO reference, tell us at onboarding and we’ll match it.
Is the walk really free?
Yes, and there’s no obligation. We’d rather price it properly than guess from a floor plan.
Get a fixed price for your property
Tell us the property, the unit mix, and roughly how many turns you run a month. We’ll walk it at no charge and come back with a per-unit price you can budget against.
Serving Duval, Clay, St. Johns and Nassau counties. Turn-season scheduling fills early — if you’re planning May through August, talk to us in Q1.