Ashburn, VA

How Much Does Asphalt & Driveway Sealing Cost?

$100 – $190

For a basic 480 square foot driveway, you can expect to pay $80 to $115 for sealing. For a larger 1,000 square foot driveway, contractors typically charge between $170 and $240 for sealcoating. Most contractors charge a minimum fee of $100 for this project. Get free estimates from driveway sealing companies near you.

Driveway Sealing Cost

The average cost to seal a 20′x24′ two-car driveway is between $100 and $190 depending upon the extent of cracks and holes, the size and layout of your driveway, and the type of sealer used. Contractors typically charge a minimum fee of $100 to $200 regardless of project size and add 50% more to your total cost if two coats are required.

Average Cost To Seal A Driveway
National Average Cost $160
Minimum Cost $80
Maximum Cost $960
Average Range $100 to $190

Table Of Contents

  1. Average Cost To Seal A Driveway
  2. How Often Should You Seal?
  3. Pros and Cons
  4. Labor & Sealcoating Cost Per Square Foot
  5. Costs By Use
  6. Types of Sealants
  7. How To Seal A Driveway?
  8. DIY Driveway Sealing
  9. Frequently Asked Questions
  10. Asphalt Repair Near Me

Average Cost To Seal A Driveway

In the United States, the average cost for materials and labor to sealcoat asphalt is $0.17 to $0.24 per square foot. For a basic 480 square foot driveway, you can expect to pay $80 to $115 for sealing. For a larger 1,000 square foot driveway, contractors typically charge between $170 and $240 for sealcoating. Prices depend on whether you get one or two coats and most will charge a minimum fee of $100 to $200 for the project.

Blacktop driveway sealer not only helps protect it from natural elements, machine leaks, and other spills, but it can also extend the life of your driveway and enhance the curb appeal of your home.

Asphalt Driveway Sealing On New Rural Home

Asphalt Sealing Costs

Asphalt driveway sealer alone costs between $0.06–$0.11 per square foot on average, while additional modifiers or colors may add another $0.60 per square foot. Coverage rate also depends on the condition and texture of the asphalt. The sealer can also be mixed with sand, which helps add traction back to an asphalt surface. Prices below are for sealing materials only and do not include labor or trip fees:

Cost to Seal by Asphalt Type
Type Cost Per 5-Gallons Square Foot Coverage Per Container Per Square Foot
Coal Tar Emulsion $35 500–600 $0.06
Asphalt Emulsion $22–$34 300-375 $0.08
Latex Acrylic Sealer $35 350 $0.10
Latex Polymer $35–$48 300–500 $0.11
Eco-friendly $165 400–500 $0.38

Ready to seal your driveway? Get free quotes from asphalt repair companies near you.

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Cost To Seal Concrete Driveway

Concrete is typically not sealed at all, and the natural weathering can add to its appeal. If you do choose to seal your concrete driveway, you can select between solvent and water-based acrylics. The cost to seal a concrete driveway with an acrylic spray-on cure and seal will cost about $0.53 per square foot. Two applications of a nonmetallic color and concrete hardener cost about $2.40 per square foot.

Solvent-based concrete sealers are of a higher quality and are the most popular choice amongst homeowners. When you've made your decision, be sure the sealer is applied in thin coats with a sprayer or roller. This will allow the concrete to expand and allow moisture to escape properly.

How Often Should You Seal Your Driveway?

Asphalt Driveways

Asphalt driveways usually need to be resealed every 3–5 years. The best time to reseal depends on the time of year and requires proper weather conditions for spotless results. Most experts recommend non-humid, warm, and dry conditions as optimal times to seal your driveway. Be sure to check the forecast so you can allow 2 or 3 days of dry weather for project days and drying days.

When Should You Seal A New Asphalt Driveway?

If your asphalt driveway is new, do not seal it. Wait until it has had at least six months to a year to cure and settle before any treatment or sealer is applied.

The cost to seal your asphalt driveway will probably increase each time you have it professionally done because the asphalt will have deteriorated more and will need more repair work before the new sealer is applied.

Concrete Driveways

Concrete driveways are the most popular choice for homeowners because of their durability and longevity. It's best not seal concrete very often as resealing the driveway year after year can lead to hairline cracks and pealing. Contractors recommend concrete driveways should be sealed every four to five years to prevent water penetration and extend its lifetime. When cracking occurs, contact a concrete professional to determine if you need sealing, or if you have deeper foundational issues.

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Sealing Asphalt Driveway – Pros and Cons

People can be opinionated about the need for sealer, but they lack facts to back it up. "Nobody has done long-term studies of sealer effectiveness." — Kent Hansen, director of engineering at the National Asphalt Pavement Association

Pros

  • The driveway will almost look like new after adding a black sealer.
  • Sealer prevents the asphalt from oxidizing and becoming brittle.
  • Sealer prevents water getting into cracks and fissures in the asphalt, going through freeze-thaw cycles, and creating potholes.
  • The sealer helps resist oil and gas stains from breaking down the asphalt.
  • It’s an inexpensive job that only needs to be done every three years or so.

Two-Car Garage with New Asphalt Driveway Sealcoating & Repair

Cons

  • If you seal too often, the layers of sealer can start to peel.
  • Oil from the sealer can stick to shoes in hot weather and be tracked into the home.
  • Some say that there’s no need for driveway sealer and that if your driveway starts to deteriorate, it’s because of a problem with the quality of the gravel base rather than the asphalt needing sealer.

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Labor & Sealcoating Cost Per Square Foot

The labor cost alone will account for 50%–70% of the total price quoted. The average labor and materials cost to sealcoat asphalt is $0.17–$0.24/SF, which mostly varies based on whether the sealer is applied manually or with a sprayer and which sealer you want. Multiply this average cost by the square footage of your driveway, and you will have an estimated total price for your project, or 50% more than that if two coats are required.

Suburban Home With New Asphalt Driveway Sealing

Add on any additional costs if working with a slope on the driveway, have difficult access to the driveway, or if your driveway needs repair or crack sealer.

Slope of Driveway

Some manufacturers will not recommend adding a sealer to a driveway that’s too steep because of the sealer going on in liquid form.

Driveway Accessibility

If you’re sealing a driveway or area at the back of your property, it might require a lot of additional time and effort on the contractor’s part to get the right equipment back there, and you’ll be charged more for it.

Number Of Coats

Many contractors will recommend two coats to give your asphalt driveway stronger protection which lasts longer. However, expect to add 50% or more to your total price if two coats are required.

Size & Shape Of Surface Area

After labor costs, the second main cost of driveway sealing is the size of the area in square feet. The more square feet you have, the higher your price will be. If your driveway is an irregular shape, it may be harder to treat and require additional time and effort which will raise your final price.

Driveway Sealing Cost Calculator

To calculate the cost to seal your asphalt driveway, find the square footage of your driveway and multiply it by the price per square foot to sealcoat.

  1. Calculate the size of your of the driveway in square feet (length x width)
  2. Multiply square feet by labor and materials cost of approximately $0.21/SF
  3. Add 50% more if two coats are required, giving you the total cost of your driveway sealing.

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Asphalt Sealing Costs By Use

It’s going to be exactly the same amount to seal any ground level asphalt per square foot. The only difference will be in how many coats are needed, which sealer is used, and the ease of access to the area that needs to be sealed.

Asphalt Sealing Costs By Use
Residential Driveways $100–$190
Parking Lots $7,402–$10,454 per acre
Asphalt Patios $100 minimum
Walkways or Pathways $100 minimum
Basketball or Sports Courts $680–$960

Residential Driveways

Depending on the use, the majority of residential driveways only need one coat of sealer. The average two-car driveway is between 480 and 650 square feet which will help calculate the cost. Depending on the current condition and age of your driveway, you may pay extra for patching holes or other common repairs.

Driveway Seal Coating Resealing And Repair

Parking Lots

If sealing a commercial parking lot, it's recommended to use at least two coats of sealer. The cost to seal an asphalt parking lot is between $7,402 and $10,454 per acre which is approximately 43,560 square feet or roughly 150 parking spaces.

Asphalt Patios, Walkways, or Pathways

A typical asphalt patio or walkway has light foot traffic so it will only require one coat. The average patio is around 288 square feet and will cost $100 to $200 which is the typical minimum for a contractor to come out.

Basketball or Sports Courts

Depending on the size of your sports court, your price can vary dramatically. A full-size basketball court is 4,200 square feet, which is about 10-times more extensive than the average driveway and costs between $680–$960. A tennis court is more than half that size at 2,800 square feet.

Other Uses

  • Roofing – to make roofing shingle more water-resistant
  • Basements and foundations – to waterproof them

However, the sealer will come in a different product mix for these applications.

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Types of Sealants

Coal Tar Emulsion

A water-based sealer. A byproduct distillate formed when coal is made into coke for the steel industry.

  • Pros – The most durable sealer on the market, lasting approximately five years. Dries in 3–4 hours and will have set fully within eight hours. Resistant to UV rays, water, heat, motor oil, and gasoline. Not petroleum based. Can be applied with a sprayer system and comes ready to spray. Coal tar sealers must meet federal specifications. Lower cost than other sealers.
  • Cons – Black-gray color. Minimum of two coats. Can’t be applied in temps below 50°F. Not eco-friendly.

Asphalt Emulsion

Created because of the diminishing availability of coal. An asphalt sealer. Quality depends on the type of crude oil used in its manufacturing process and the refinery’s preferred method of blending.

  • Pros – Restores asphalt to its dark black color. The next best choice for sealer. Tough against power steering marks. Eco-friendly and does not cause ozone pollution.
  • Cons – Fades under UV rays and more susceptible to petroleum-based products, moisture, and high humidity. Doesn’t retain sand as well as coal tar sealer. There are no federal specifications for asphalt emulsion sealers. Dries more slowly and stays soft longer.

Latex Acrylic Sealer

  • Pros – Fast drying times. Almost odorless. No need to premix if bought within a year of its manufacture date. Sprayable.
  • Cons – More expensive. Not as durable as coal tar or asphalt emulsions, therefore not used or commercial applications. Contains carcinogens.

Latex Polymer Driveway Sealer

  • Pros – Twice the durability of conventional coal tar emulsion. Superior resistance to wear, improved petroleum-based product resistance, stronger adhesion, and flexibility/elasticity. Ideal for high-traffic parking lots and driveways. No additional modifiers or latex additives required.
  • Cons – More expensive. Can’t be applied in temps below 55°F or the film won’t form properly. Can expose you to chemicals including asphalt and crystalline silica, which are known to the State of California to cause cancer.

Eco-friendly Sealer

Some states have banned the use of refined coal tar sealers containing polycyclic aromatic hydrocarbons (PAH) because of potential harmful effects on the environment. Other eco-friendly sealers have been developed, including soy-based sealers used by some local and state highway departments. Check for approval stickers from NAHB (National Association for Home Builders), Ecologo Certification, and GREENGUARD Environmental Institute.

  • Pros – The soy-based sealers have no PAH. Some of the products you can look at are soy based. Quick dry. Excellent chemical resistance, UV resistance, abrasion resistance, and adhesion to asphalt. Can be applied at room temps and doesn’t need to be heated. Low odor.
  • Cons – Expensive

Need help choosing the right sealant? Ask an asphalt repair contractor before you start.

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How To Seal A Driveway?

Your contractor will need the right tools and materials to ensure the proper application of the sealer. Pay attention to manufacturer instructions regarding the tools you will need to seal your driveway if doing this yourself. The steps to take before applying driveway sealer are:

  1. Repair The Driveway & Seal Cracks
  2. Clean The Driveway Surface
  3. Protect The Surrounding Area
  4. Mix & Apply The Driveway Sealer

1) Seal Driveway Cracks

Repair – About $30/hour plus materials. Your first step is to fill any cracks and minor holes, and repair deeper holes.

Driveway Repair Costs
Repair
Asphalt Repair Patch–For cracks up to one inch deep and a half inch wide $5–$50 per tube, bottle, or bucket
Asphalt Pothole Fill $10–$12 per 50-pound bag

Trowel

2) Clean Driveway

Clean - About $30/hour plus cleaning agents. Prepare the surface so that the sealer properly adheres to the existing asphalt; this involves trimming grass and plants from the edges, then sweeping, washing, and rinsing the area so that all petroleum-based spills like oil stains and gas are not on the asphalt before sealing.

Clean Driveway
Clean Driveway
Mild detergent $2–$8/quart
Degreaser $2–$7/quart
Pressure Washer Soap & Chemicals $13–$14
Water Hose
Trimmer, leaf blower, push broom, cleaning brush, power washer, shop vacuum, water hookup

3) Protect The Surrounding Area

Protect - About $30/hour plus materials. Your third step involves taping off edges—especially if they abut other surfaces such as concrete sidewalks or planters—and covering your garage door to protect against splatters.

Surrounding Area Protection
Poly Sheeting $0.01–$0.05/SF
Tape, gloves, protective eyewear

4) Mix & Apply The Driveway Sealer

Mix – the sealer will need to be mixed and possibly heated before application.

Tools Needed For Sealcoating
Tools Needed
Squeegees $6–$22
Mixing paddle $21
Sealcoating broom $39
Sealcoat $0.15 per square foot (single-coat)
Drill (to use with mixing paddle), buckets, 2x4 board

The actual tools you need depend upon the size, age, and condition of your driveway, and the type of sealer you choose to use.

Two Story Home With New Asphalt Driveway Sealing Blacktop

Driveway contractors will often add modifiers to a sealer. “Products like Black Beauty Sand add grit and improve durability. Sealmaster’s TopTuff and FSA increases sealer “toughness,” giving a blacker final product and greatly increases resistance to oil, fuels, and grease.” — DrivewayConceptsinc.com

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DIY Driveway Sealing

While you can expect to save money by sealcoating your driveway yourself, it’s a huge risk to take considering how much you’ll spend on materials, tools, and safety precautions vs. the $100–$200 you could pay a contractor who has:

  • Insurance, licensing, bonded
  • Employees are given fair wages
  • Professional equipment
  • The experience needed to carry out repairs, mix the sealer properly, and spread it to the right thickness

DIY Driveway Sealing Costs

When comparing your time and money sealcoating your driveway to the time and expertise you’d pay a contractor for, you’d definitely lose if doing a DIY job on this one. Though labor accounts for about half of the final price, you’re only looking at about $50 to $80 in savings. Even then, you’ll probably have to spend more than that renting a power washer and/or spreader, making your final driveway sealing cost even higher than hiring a professional.

  • Pressure washers: $62–90/day
  • Sealcoat spreaders: $75/day

As you can see, the benefits of hiring a sealing professional far outweigh the cost of a DIY job.

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Frequently Asked Questions

How Often Should You Seal Asphalt?

You should seal your asphalt driveway about every three to five years unless you live in an area with temps over 100° or with many freeze-thaw cycles, in which case reseal it every two to three years.

How Long To Stay Off Driveway After Sealing?

If your driveway was sealed between May and August, it's recommended to keep vehicles off for at least 48 hours. If you've sealed your driveway after August, stay off your driveway for at least 72 hours depending on the temperature. Driveway sealer may feel dry on the surface, but like paint, it may still be damp underneath.

What is an Asphalt Filler Sealer?

Asphalt filler sealer is a liquid compound that is brushed over an asphalt driveway and hardens to provide a more even surface and to prevent water from getting into cracks in the asphalt, which damages it over time.

What’s The Best Asphalt Driveway Sealer?

Based on reviews, the best asphalt driveway sealer is EnduraCoat Acrylic, with Goldstar Asphalt Sealer a close second.

How Can I Maintain My Coated Blacktop?

Fill any cracks that begin to appear with a crack filler mixed with sand and sealcoat it about every three years. Fix any oil or gas leaks in your vehicles to avoid spillage on the driveway. Pull up or kill any weeds. Check manufacturer’s instructions regarding the use of ice on your driveway—using it could damage the sealcoat.

Can A Concrete Patio Or Patio Be Sealed?

Yes, a patio can be sealed. We recommend using a solvent-based sealer to highlight the concrete's colors better. High-gloss sealers are slippery, and they block in the moisture which can cause fracturing, white hazing, or fogging.

Can You Seal Asphalt A Different Color?

Yes, many manufacturers have asphalt sealers in different colors, but they can cost from six to nine times more per gallon which is hardly worth the cost. The sealer can also be mixed with sand, which helps add traction back to an asphalt surface.

Get free estimates on HomeGuide from trusted driveway sealing contractors:

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Author: Daniel W.
Millions of people ask HomeGuide for cost estimates every year. We track the estimates they get from local companies, then we share those prices with you.

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