Parking Lot Sealcoating in Sherman, TX
Typical cost: $0.15 – $0.35 per square foot depending on lot size and condition; a typical 25,000 sq ft lot runs $4,000 – $9,000 sealed and re-striped
Sherman's older commercial stock — the centers and offices that served a town of forty-five thousand for decades — is exactly the asphalt that sealcoat exists for: sun-cooked, greying, opening its first cracks. And the brand-new lots going in around the fab corridor will hit their own first sealcoat window three to five years from now. The surface is held together by a petroleum binder that Texas sun cooks out a little every day; sealcoat is the sunscreen that blocks UV and water, restores the black finish, and resets the clock.
The economics are lopsided in the owner's favor. Sealcoating costs cents per square foot; asphalt replacement costs dollars per square foot. A lot on a two-to-three-year sealcoat cycle routinely lasts a decade longer than a neglected one, which on a large commercial lot is six figures of deferred replacement. It is the rare line item where the cheap option and the smart option are the same option.
The work itself is scheduled around your operation: we section the lot so part of it stays open, or take the whole surface overnight and on weekends. Sealcoat covers every existing line, so re-striping is part of the same project — the lot comes back black, lined and ready before Monday's traffic.
Sealcoat going down - the wet black line where protected pavement begins.
What is included
- Commercial-grade sealcoat emulsion, machine and hand applied
- Two-to-three-year maintenance cycles with scheduled reminders
- Sectioned or overnight scheduling so the property stays open
- Re-striping included in the same mobilization
- Per-square-foot pricing you can compare across bids
When should Sherman's brand-new lots get their first sealcoat?
Not soon — and anyone selling a first-year sealcoat on fresh asphalt is selling a coat that will peel. New pavement carries surface oils that have to weather out before any sealer can bond, which takes most of a year, and the practical first-sealcoat window is year three to five, when the surface has started to grey but before cracking takes hold. With the number of lots Sherman is opening right now, the smartest thing a new property can do costs nothing today: put the first sealcoat on the calendar at the certificate of occupancy, and crack-seal anything that opens in the meantime. The lots that start their cycle on time are the ones that never make the expensive list.
What the sealer is — and what it is not
What goes on your lot is an asphalt-emulsion sealer blended with sand for traction, applied as two coats — the first worked into the surface, the second laid for finish. It is worth knowing what sealer does not do: it is not crack repair, which is why cracks get hot-pour sealant before the sealcoat goes over them, and it is not resurfacing — pavement that has gone to alligatored patches needs patching, not paint. One more thing to check in any bid: the old coal-tar sealers are disappearing from the market for environmental reasons, and plenty of national property owners now prohibit them outright, so the bid should say asphalt emulsion. Ours do.
Serving Sherman, Denison, Howe, Van Alstyne, Gunter and nearby
This service is available across our full coverage area. See the service area map for the complete list, or call (903) 207-4525 to check a specific address.