We close in 4 weeks on a 2022 build (suburban Dallas). It's a standard production home – 2,100 sq. ft., 4 bedrooms, 2.5 baths, open living/kitchen, and a two‑story entry. Builder painted everything contractor flat white. We want to paint before we move in (no furniture in the way) with something durable and low‑VOC because we have a 1‑year‑old.
Got our first quote from a highly rated local company. It feels high to me, but I have no baseline. Would love a sanity check from people who've actually done this.
The quote (rounded to nearest $50)
Area | Work | Price |
|---|---|---|
Living + dining + family (open concept) | Walls + ceiling + trim (same color walls, white trim) | $1,800 |
Kitchen (walls only – cabinets staying) | Walls only (small area) | $400 |
Primary bedroom + 2 secondary bedrooms | Walls + ceiling + trim (3 rooms) | $2,100 |
Nursery (4th bedroom) | Walls + ceiling + trim + one accent wall | $800 |
Hallway + stairs (two‑story foyer, includes scaffolding) | Walls + ceiling + trim | $950 |
Primary bathroom + hall bathroom | Walls + trim (no ceilings) | $600 |
Powder room (half bath) | Walls + trim | $300 |
Subtotal labor & materials | $6,950 |
Additional line items:
Upgrade from builder‑grade flat to Sherwin‑Williams Duration (matte on walls, semi‑gloss on trim) – add $450
Low‑VOC / zero‑VOC paint (BabySafe or similar) – add $300
Two‑story foyer scaffolding fee – already included in hallway line above
Total quote: $7,700
What's included per the contract
All walls: two coats (they say new construction drywall soaks up paint, needs two)
Trim and doors: one coat primer + one coat topcoat (trim currently has builder's cheap white)
Ceilings: one coat flat white (currently unpainted drywall)
They move appliances (fridge, stove) but not heavy furniture – fine, house is empty
Drop cloths, tape, plastic sheeting
They say 4 days, two painters
My questions for the community
Is $7,700 insane for 2,100 sq. ft. in a medium‑cost area?
Online calculators say $4k–$6k. But those don't include a two‑story foyer or trim work.Should I bother painting ceilings?
Builder left them raw drywall. Painter says "always paint ceilings in new builds – otherwise they'll look dirty in a year." True or upsell?The trim upgrade – worth it?
Builder's trim paint is flat and scuffs if you look at it. Painter says semi‑gloss is easier to wipe (toddler hands). $450 extra for Duration seems steep but maybe worth it.Zero‑VOC paint – mandatory or nice‑to‑have?
Our daughter will be 13 months at move‑in. We'll be living in the house right after painting. Is zero‑VOC a must, or is "low‑VOC" fine if we ventilate for a few days? The $300 extra isn't huge, but I want to know if it's just marketing.What's missing?
Does this quote include caulking gaps? Baseboards? They said "standard prep" but I'm not sure what that means.Should I get 2 more quotes?
Or is this in the ballpark and I'm just having sticker shock?
What I want (maybe unrealistic?)
Durable walls that survive a toddler running a toy truck down the hallway
One consistent warm white/beige throughout (no gray – we want it to feel cozy, not cold)
Trim that doesn't show every fingerprint
No lingering chemical smell for weeks
If you've done this recently – especially in a new build – please drop:
Your square footage and region
Total cost
Paint brand + sheen
Whether you painted ceilings
One thing you wish you'd asked for in the contract
I'll get two more quotes this week and update the thread. Thanks in advance – feeling very rookie over here.
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