2025 Guide: Asphalt Parking Lot Sealcoating Costs In New Jersey

If you own or manage a commercial property in New Jersey, maintaining your parking lot is essential for safety, curb appeal, and long-term durability. One of the most common questions property owners ask is: How much does it cost to seal coat a parking lot in NJ?

To seal coat a commercial parking lot in New Jersey usually costs $0.20 - $0.50 per square foot.  In this guide, we’ll break down the average costs for parking lot sealcoating in New Jersey and key pricing considerations. 

Many factors influence price, such as:

• The size of the parking lot (How many square feet)
• Site visits 
• Work Days
• Scope of Work
• What (if required) preparation work is needed before seal coating 

We’ll dive into these points (and others) below.

And just so you’re aware, FixAsphalt.com has been in commercial asphalt seal coating, asphalt paving and parking lot maintenance since 2001. We quote asphalt, concrete, pavement repair and pavement asphalt seal coating projects daily, so all of this info is from real projects quoted in 2024-2025.

NOTE: This article has been read, edited, and approved for publishing by Steven Brahney, who has 30+ years of asphalt experience maintaining and reconstructing asphalt parking lots for commercial properties in every state on the East Coast.

Let’s get started!

Pavement Sealcoating - Parking Lot Sealcoating

How much does it cost to sealcoat an asphalt parking lot? The average seal coating cost for an asphalt parking lot with either asphalt or coal tar emulsion pavement sealer ranges from $0.14 - $0.25 per square foot.

Average Cost to Sealcoat a Parking Lot in NJ

In New Jersey, the cost to sealcoat a commercial parking lot typically ranges from $0.20 to $0.50 per square foot, depending on the project's complexity. Here’s a general pricing breakdown:

Cost per Square Foot in NJ

• Asphalt Seal Coating: $0.20 – $0.50 per sq. ft.
• Asphalt Seal Coating With Crack Sealing: $0.60 – $0.80 per sq. ft.
• Asphalt Seal Coating, Crack Sealing & Line Striping: $0.65 – $0.90 per sq. ft.

If your parking lot only requires sealcoating, the cost will be on the lower end. However, if you also require crack sealing and line striping the cost will be on the higher end.

Factors That Influence Parking Lot Sealcoating Costs in NJ

Several factors affect the cost of seal coating a parking lot in New Jersey, including:

1. Size of the Parking Lot

Although seal coating a larger parking lot incurs a higher total cost, the cost per square foot is reduced due to economies of scale. For example, a sealcoating crew capable of sealing 100,000 square feet in a day will face a higher per-square-foot cost if tasked with a 10,000 square foot lot. This is because the crew's capacity is underutilized, leading to increased costs to cover overhead, labor, equipment, and profit for the day. While a contractor might attempt to schedule two smaller lots in one day, logistical challenges and the need to transport equipment, barricading and making sure cars don't park in the second parking lot while working in the first project, environmental conditions relating to getting the sealer to dry to apply 2-coats when the weather may change (especially in Spring and Fall when the shade and lower temps can slow down drying time), scheduling the striping crew etc. can make this difficult.  If you have multiple commercial properties you own/manage of varying sizes, it's not common for a New Jersey parking lot seal coating contractor to give you the same square foot price for a 15,000 square foot office building in Freehold, New Jersey as they would on a 125,000 square foot warehouse in Piscataway, New Jersey.  

2. Site Visits

If a seal coating contractor has a 100,000 square foot parking lot that can be sealed in an 8-hour day. Still, the property is a small strip mall in Edison, New Jersey, and is very busy. The project will have to be sealed throughout 2 days so each section can be crack sealed, seal coated, striped, concrete bumper blocks re-installed, etc. before the second section can be started.  In this instance, the project will incur a second mobilization cost of typically $750.00 - $3,500.00 to remobilize the seal coating crew and equipment.   

On the flip side, if the parking lot is 400,000 square feet and the sealing crew has a production capacity of 100,000 square feet per day, the project is automatically split into four mobilizations. It should not incur additional costs as the contractor has daily production costs covered in their asphalt seal coating quote. 

Every seal coating proposal should clearly outline the number of mobilizations or site visits included in the quote. If this information is missing, ensure the contractor provides it in writing to avoid misunderstandings once the project begins. It's common for a sealing contractor to have one scheduling expectation while the property owner or manager has another. Discussing these details before signing the proposal (rather than the day before sealcoating, or worse, on the day itself) helps prevent scheduling delays.

3. Work Days

The days a parking lot can be worked on can affect the pricing.  

Can the parking lot be seal coated Monday - Friday from 6:00 AM - 6:00 PM?  Or does it have to be sealed on a Saturday, Sunday, or Holiday?

Most asphalt seal coating companies understand that seal coating must sometimes be completed outside working hours, weekends, or holidays.  Check to ensure there is no additional cost as many will have a premium charge to cover overtime. 

4. Scope Of Work 

What is the scope of work?

Some property managers/owners call a contractor looking for a "seal coating bid" or "pavement sealing price" and receive a proposal but don't understand there are so many variables.  Some of these are things that most contractors are purposely vague about.  

To clear up some of the confusion and help you understand I am going to list some of the different options below:

• Single coat application
• Multiple coat application
• Hybrid Application 
• Spray Application
• Squeegee Application
  
  To gain a more in-depth idea to help you review proposals, please click the link below to review our guide that explains all seal coating applications:
  
  CLICK BELOW:
  
  Understanding Seal Coating Applications When Reviewing Or Requesting Proposals
  
  
  

5. Preparation That May Be Required Before Sealcoating:

Below is a list of services that may be required to be performed prior to asphalt sealcoating application:

• Applying Oil Spot Primer: Prior to sealcoating a latex based primer is applied over oil, gas and grease stains. 
• COST: $0.00 - $5.00 per parking stall
  
  
  
  
• Extra Cleaning: If the asphalt parking lot is extremely dirty, has never been sealed, or has landscaping overgrowth, you can expect to pay an additional cleaning fee to prepare the asphalt for sealcoating.  
• COST: $500.00 (Minor Cleaning) - $3,500.00 (Extensive cleaning requiring a power sweeper and landscape crew to cut back bushes and overgrowth)
  
  
  
• Crack Filling: to prevent water infiltration that will lead to further cracking and potholes.  
•  COST: $1.00 – $2.00 per linear foot.
  
  
  
  
• Asphalt Repairs: Any potholes or alligator cracked areas should be repaired prior to seal coating
• COST: $4.00 - $10.00 per square foot.  Most asphalt sealcoating companies have a minimum charge of $2,500.00 - $5,000.00 
  
  
  
  

   

  6. Ancillary Services For After Sealcoating:

  Below is a list of services that are typically performed after asphalt sealcoating:

• Line Striping: The pavement markings are restored to include parking stall lines, handicap spaces, stenciling (No Parking, Fire Lane, Fire Zone, Loading Zone, Reserved etc), Stop Bars, Yellow Curbs, 4" White, Yellow and Blue Lines (ie: crosswalks, fire lane lines, no parking areas, loading zones, fire zones etc), Arrows etc
  COST: $0.02 - $0.06 per square foot of total asphalt area
  
  
  
  
• Traffic Signs: Both asphalt seal coating and line striping add immediate curb appeal to an existing asphalt parking lot.  Most owner/managers feel this is an opportune time to update existing faded traffic signs to meet the new reflectivity requirements as per the 2012 supplement to the Manual On Uniform Traffic Control Devices (MUTCD) that governs traffic signs on private property open to the public.
• COST: $135.00 - $250.00 per traffic sign
  
  
  
  
• Update ADA Traffic Signs & Striping: After seal coating when starting with a blank canvas, existing ADA line striping can be updated to meet the new 2012 revisions along with updating older faded traffic signs with original 3M Scotchlite Engineer Grade glass bead reflective sheeting to High Intensity Prismatic reflective sheeting.
  
  
  
  
• Installing Concrete Car Bumpers: If you are going to install concrete car bumpers, the best time to do so is after sealcoating so they pavement sealer can be applied under them in the even you ever change your parking lot layout or remove the bumpers, the section is not bare asphalt.
• COST: $175.00 - $325.00 each 

The Costs & Risks Of Not Using A Professional Seal Coating Contractor:

Is hiring a professional sealcoating contractor worth it?

Professional sealcoating contractors have a fleet of equipment, backup equipment and support equipment to complete your project in a timely manner.  In addition, a professional sealcoating contractor like us has the necessary overhead to:

• Include liability, automobile and workman’s compensation insurance (Minimum $2M with umbrellas, additionally insured language etc.- not just a basic policy with the state minimums which an injured party then may look to you to cover the deficiency- or worse- a "Ghost Policy")

• Hire a legal workforce which is paid “on the books” with necessary withholding taxes withdrawn from their paycheck (Not day laborers picked up from a neighborhood muster location)

• Use professional equipment built by leading industry manufacturers such as Neal Manufacturing,which fabricates equipment which is capable of applying a thick pavement coating with silica sand and rubberized latex mixed for the longest lasting application (Not 55 gallon drums, 5 gallon pails or square plastic totes with a trash pump system which CANNOT PROPERLY MIX THE SEALER OR APPLY A SEALER MIXED WITH SAND AND LATEX. Surprisingly, some pavement sealer manufacturers sell and or encourage the use of these type of setups knowing full well they cannot apply their own manufactured pavement sealer to even their most minimal mix designs or application rates. https://www.leaflimb.com/dangerous-truth-ghost-insurance-policies/

What Are The Top 5 Signs You Are Dealing With A Fly-By-Night Sealcoating Contractor?

. 

1. They try to push you into making a decision right on the spot with high pressure sales tactics such as the "offer is only good today" or "we have just enough left over sealer to do your job today"
2. They won't provide a detailed written asphalt seal coating estimate 
3. They are not presentable or act in a professional manner
4. They get agitated when you ask a lot of questions as they can tell you are an educated buyer and know it will not be easy to scam you
5. They cannot provide you with written documentation to prove they are insured, registered, have a legal work-force paid on the books, web presence online when you search their name on Google etc.
   
   The picture and video below are example of contractors who are not properly equipped to seal coat your asphalt parking lot
6. 
   
   

Here Is The Best Advice For Reviewing Asphalt Seal Coating Proposals:

With the rising cost of coal tar and asphalt emulsion raw materials, fuel, insurance rates etc., if you are receiving prices for sealcoating in 2025 for a 100,000 square foot / 11,111 square yard project under $0.20 square feet / $1.80 square yard, you are most likely going to receive a sub-standard project when complete.

How can a contractor work cheap, cut corners & cheat without the customer knowing? Here are a few ways:

• The sealcoating contractor can spray / apply 1 coat of pavement sealer instead of 2

• The sealcoating contractor can dilute the material with excessive amounts of water, not mixing latex or silica sand with the pavement sealer

• The sealcoating contractor can employ low-cost labor found at day labor organization locations (Keep in mind, if a person working on your property gets injured and is not covered by workman’s compensation insurance- YOU MAY BE HELD LIABLE FOR ALL THEIR MEDICAL EXPENSES!

How to Get the Best Project For Parking Lot Sealcoating in NJ

To ensure you get the best value when sealcoating your parking lot, follow these steps:

1. Scope Of Work – Work with a sealcoating contractor who is responsive, review your project, and then propose a solid scope of work that best works for your budget and scope of work.  Avoid contractors who are "pushy" and try to get you to sign a contract on the spot or play the shell game with pricing.
2. Check References & Past Work – Ensure the contractor has experience with commercial parking lots and they aren't a driveway sealing contractor.
3. Ask About Warranties – A reputable paving company should offer a warranty in writing.
4. Plan for Regular Maintenance – Routine sealcoating and crack filling extend asphalt lifespan.

Frequently Asked Questions (FAQ)

Sealcoating is a protective measure applied to asphalt surfaces to extend their lifespan and maintain their appearance. Here's what sealcoating can and cannot do:​

What Sealcoating Will Do:

• Protect Against Environmental Damage: Sealcoating shields asphalt from harmful effects of water, oils, and UV rays, preventing oxidation and deterioration. ​

• Enhance Appearance: It restores the asphalt's dark color, giving it a fresh, new look. ​

• Extend Pavement Lifespan: By protecting the surface, sealcoating can prolong the life of the asphalt, reducing the need for frequent repairs. ​

What Sealcoating Will Not Do:

• Repair Structural Damage: Sealcoating is not a remedy for existing cracks, potholes, or structural issues in the asphalt. Such damages require proper repair before applying a sealcoat. ​

• Replace the Need for Maintenance: While it offers protection, regular maintenance and timely repairs are still necessary to ensure the longevity of the pavement. ​

In summary, sealcoating is an effective preventive measure that safeguards and beautifies asphalt surfaces but should not be viewed as a solution for underlying structural problems.​

Top 5 Sealcoating FAQs

1. How often should a parking lot be sealcoated?

For commercial parking lots in New Jersey, sealcoating should be applied every 2-4 years to protect the asphalt from oxidation, water damage, and oil spills. High-traffic areas may require more frequent applications.

2. Should you apply one or two coats of sealer?

For optimal protection, two coats of sealer are recommended for commercial parking lots. A single coat may be sufficient for low-traffic areas, but two coats provide better durability, a longer-lasting finish, and enhanced resistance to wear and tear.

3. How long does it take for sealcoating to dry?

Sealcoating usually takes 24-48 hours to fully cure before vehicles can drive on it. Drying time depends on weather conditions, humidity, and temperature.

4. Can sealcoating fix cracks and potholes?

No, sealcoating is a protective layer that prevents damage but does not repair cracks or potholes. Before sealcoating, crack filling and patching should be completed for long-term pavement health.

5. What is the best time of year to sealcoat in NJ?

The best time to sealcoat in New Jersey is spring through early fall (April – October) when temperatures are above 50°F and conditions are dry. Cold or wet weather can affect adhesion and drying time.

Get a Free Quote for Parking Lot Sealcoating in NJ

At FixAsphalt.com, we specialize in commercial parking lot paving, asphalt resurfacing, and maintenance throughout New Jersey. Whether you need a new parking lot or simple repairs, we provide expert solutions tailored to your budget.

📞 Call 1-877-349-2774 or visit www.fixasphalt.com to schedule a consultation today!

We can provide a comprehensive sealcoating, crack sealing & line striping estimate within 48 hrs for commercial properties to include: property managers, shopping centers, office buildings, corporate campus’s, industrial parks, self-storage facilities, trucking facilities, healthcare facilities, retirement communities, places of worship, homeowners associations, apartments, hospitality, funeral homes, etc.

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