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:
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.
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:
| Lot Size | Approximate Square Footage | Estimated Cost (NJ) |
|---|---|---|
| Small (10-15 cars) | 4,000 – 7,000 sq. ft. | $1,200 – $2,100 |
| Medium (30-50 cars) | 10,000 – 20,000 sq. ft. | $3,000 – $6,000 |
| Large (100+ cars) | 35,000+ sq. ft. | $10,000 – $40,000+ |
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.
Several factors affect the cost of seal coating a parking lot in New Jersey, including:
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.
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.
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.
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:
Below is a list of services that may be required to be performed prior to asphalt sealcoating application:
Below is a list of services that are typically performed after asphalt sealcoating:
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:
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:
To ensure you get the best value when sealcoating your parking lot, follow these steps:
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.
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.
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.
Sealcoating usually takes 24-48 hours to fully cure before vehicles can drive on it. Drying time depends on weather conditions, humidity, and temperature.
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.
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.
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.