[IMAGE PLACEHOLDER] Hero background — finished unit turn, wide shot
Services · Multifamily
Unit Turn Painting in Jacksonville, FL
We turn vacant apartment units in 2–3 days. Walls, ceilings, trim, doors, and closets, with every patch sanded flush and switch plates pulled — not painted over. You get a fixed price per unit type, photos of every unit, and a unit handed back punch-ready.
Insured · COI and W-9 within 24 hours · Duval, Clay, St. Johns & Nassau
Average Vacant Turn
Units back on the market in 2–3 days.
Unit Capacity
10 units per week at current capacity.
Price Per Unit Type
Fixed price agreed at the walk, before we start.
Units Photographed
100% documented, before and after.
The cost of a slow turn
A unit that sits four extra days costs you about $200
At Jacksonville’s average rent of roughly $1,300–$1,550 a month, a vacant unit burns $43–$52 every day it isn’t leased. That’s before you count the concession you’ll offer to fill it.
Painting is 60–70% of what a turn costs, and it’s almost always the critical path. Flooring gets scheduled around. Appliances swap in an afternoon. But nothing else finishes until the walls do, and nobody tours a half-painted unit.
The industry benchmark for a full make-ready is 5–7 days. The national average turnover cost is $3,872 per unit, and lost rent alone is 35–50% of it.
Turnover cost per unit: Zego 2026 Resident Experience Management Report.
Cut four days off a turn and you recover $175–$210 per unit. Across 100 turns a year that’s $17,500–$21,000 back into NOI — without changing a thing about the paint.
How a turn runs
What happens in your unit, day by day
[IMAGE PLACEHOLDER] Day 01 — walk & prep
Day 01
Walk & prep
We walk the unit with your maintenance lead, agree scope in writing, and price it before anything moves. Switch plates and outlet covers come off. Fixtures and appliances get masked.
[IMAGE PLACEHOLDER] Day 02 — repair & sand
Day 02
Repair & sand
Anchor holes, doorknob blowouts, and water damage get cut out and patched properly. Texture matched to the existing wall — orange peel or knockdown. Every patch sanded flush before any coating goes on. This is the step cheap crews skip and the one your regional will notice.
[IMAGE PLACEHOLDER] Day 03 — prime & coat
Day 03
Prime & coat
Stain-blocking primer anywhere there’s water staining, smoke, or a color change. Then ceilings, walls, and closets. Closets get coated, not touched up.
[IMAGE PLACEHOLDER] Day 04 — trim & detail
Day 04
Trim & detail
Doors, casings, and baseboards in semi-gloss. Kitchens and bathrooms in a mildewcide-containing acrylic — in Jacksonville humidity anything less washable fails inside two turns.
[IMAGE PLACEHOLDER] Day 05 — punch & handoff
Day 05
Punch & handoff
Plates back on, final walk, photos filed. Unit handed back punch-ready — your team installs fixtures and swaps locks, and there’s no cleanup waiting for them.
Timeline varies with unit size, damage, and color changes. You get the number at the walk, not after.
What’s in the price
We’re not the cheapest turn painter in Jacksonville
We’d rather say that up front than surprise you on a 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.
| 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.
Proof, not promises
Recent turns, before and after
Three units from the last turn cycle. Photos go here as jobs complete — every unit we turn gets documented, before and after.
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BEFORE — 2BR living room
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AFTER — 2BR living room
2BR Living Room
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BEFORE — Kitchen, water damage
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AFTER — Kitchen, water damage
Kitchen — Water Damage Repair
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BEFORE — Hallway, scuffed trim
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AFTER — Hallway, scuffed trim
Hallway & Trim
Scope
What a standard turn covers
Included as standard
- Walls, ceilings, trim, doors, closets
- Drywall patching and texture matching
- Caulking at trim and wet areas
- Switch plate and outlet cover removal + reinstall
- Appliance, fixture, and floor masking
- Mildewcide acrylic in kitchens and baths
- Photo documentation, before and after
- Punch-ready handoff
Quoted as add-ons
- Full color change (extra coats plus primer)
- Pet odor sealing (sealing primer required)
- Smoke or heavy nicotine remediation
- Water damage requiring stain-blocking primer
- Cabinet refinishing
- Window screen and blind replacement
- Trash-out coordination
Add-ons are line-itemed at the walk. Nothing appears on the invoice that wasn’t on the quote.
Scheduling
We fit your turn workflow, not the other way around
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.
Why property managers use us
Painters, not a vendor network
The crew works for us
Not a dispatch network.
Fixed price per unit
Scope agreed at the walk.
Every unit documented
Photos before and after.
Paperwork in 24 hours
COI, W-9, lien waivers.
Questions
Unit turn painting questions
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 goes quicker; a three-bedroom with heavy anchor damage, smoke, or pet odor takes longer. You get the number at the walk.
How much does unit turn 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. Size, drywall repair, ceilings, and color changes are what actually move the number. We quote a fixed price per unit type after walking the property.
What’s the difference between a unit turn and a make-ready?
They’re used interchangeably in most of the industry. A “turn” usually means everything between one resident moving out and the next moving in; “make-ready” is the same work described from the leasing side. Painting is the largest line item in either.
Do you paint closets and ceilings?
Closets are coated, not touched up. Ceilings are included as standard on a full turn and can be dropped if your spec calls for walls only — it changes the price, so we confirm at the walk.
What happens if a unit is worse than expected?
We tell you before we start, not after. If the scope agreed at the walk needs to change, you approve it first. We don’t add change orders to the invoice quietly.
Can you handle multiple units at once?
10 units per week at current capacity. During peak turn season — roughly May through August in Jacksonville — we hold reserved capacity for contract clients so that number doesn’t collapse when every property needs us at the same time.
What paint do you use on turns?
Depends on surface and property spec. Kitchens, baths, and laundry get a mildewcide-containing acrylic in semi-gloss. 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.
Do you work on contract with property management companies?
Yes — that’s most of our work. Fixed price per unit type across your portfolio, scheduled capacity held, billed monthly on net terms.
Get a fixed price per unit type
Tell us the property, the unit mix, and how many turns you run a month. We’ll walk it and come back with a price per 1BR, 2BR, and 3BR so you can budget the year instead of the job.
No charge for the walk. Turn-season scheduling fills early — if you’re planning May through August, talk to us in Q1.