House Painting in South Miami, FL

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SOUTH MIAMI

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Living room after painting, sage green walls
Living room before painting, neutral tones
Before
After

We Paint Everything

We're full service painters. From mid-century ranches in South Miami and Kendall to gated estates in Pinecrest and Palmetto Bay and coastal homes from Key Largo to Key West, our South Miami painters deliver flawless interior painting, stucco exterior repaints, cabinet refinishing, limewash, and pressure washing across South Miami-Dade and the Florida Keys.

Freshly painted interior living room with bright walls and clean trim work

Interior Painting

Transform your living spaces with flawless color and finish.

Interior Painting
Exterior house painting project with crisp siding and updated curb appeal

Exterior Painting

Curb appeal that lasts. Expert coatings for every climate.

Exterior Painting
Commercial painting project in a polished business interior

Commercial Painting

Professional-grade finishes that elevate your business space.

Commercial Painting
Kitchen cabinet painting project with a smooth factory-style finish

Cabinet Painting

Refresh your kitchen with a smooth, factory-quality finish.

Cabinet Painting
Limewash finish adding texture and depth to painted masonry

Limewash

Authentic European lime-based finishes for timeless texture and depth.

Limewash
Painted brick exterior with a durable updated finish

Brick Painting

Breathe new life into brick with lasting, beautiful color.

Brick Painting

Trusted Paint Partners

Sherwin-Williams
Benjamin Moore
Behr
PPG
Romabio
That 1 Painter South Miami locally owned and operated

We're Locally Owned

Your painting project means as much to us as it does to you. We're licensed and insured, and our promise is simple: we'll be your best house guests, treating your place with the utmost care and leaving it even more pristine than when we arrived.

Aerial view of the South Florida coast served by That 1 Painter South Miami

Areas Served

That 1 Painter South Miami serves Kendall, South Miami, Pinecrest, Cutler Bay, Palmetto Bay, Homestead, and the Florida Keys from Key Largo to Key West; repainting everything from CBS-block ranches in Kendall to coastal homes in the Keys, inside and out.

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South Miami, FL

Recent South Miami Painting Projects

A look at the craftsmanship we bring to homes and businesses across South Miami. From full-home interior repaints and kitchen cabinet refinishing to exterior siding, stucco, and trim work, every painting project in South Miami is prepped, primed, and finished by licensed, insured local painters. Browse recent residential and commercial painting projects to see the color matching, surface prep, and clean lines homeowners across South Miami trust us to deliver.

Professional exterior painting project in South Miami by That 1 Painter
Exterior Painting
Professional interior painting project in South Miami by That 1 Painter
Interior Painting
Professional exterior painting project in South Miami by That 1 Painter
Exterior Painting
Professional cabinet & interior painting project in South Miami by That 1 Painter
Cabinet & Interior Painting
Professional exterior painting project in South Miami by That 1 Painter
Exterior Painting
Professional interior painting project in South Miami by That 1 Painter
Interior Painting
Paint It Forward

Every year, our South Miami team teams up with franchise owners across the country to gift complete paint transformations to deserving families, small businesses, and non-profits. It's our way of giving back to the community that's given us so much, one home, one story, one fresh coat at a time.

Learn More About Paint It Forward
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We Painted 100 Homes For Free In One Week

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Painting Cost in South Miami 2026 Guide

Painting pricing in South Miami reflects three South Florida realities: year-round humidity and summer rain that bring mildew back onto shaded walls, subtropical UV that chalks and fades lower-grade coatings, and a housing stock built largely of CBS block and stucco that needs crack repair before every repaint. This 2026 guide covers jobs across South Miami, Kendall, Pinecrest, Cutler Bay, Homestead, and the Florida Keys.

Project Type
Low
High
Average
Interior (per sq ft)
$3.50
$6.25
$4.85
Exterior (per sq ft)
$3.75
$6.50
$5.10
Cabinet Refinishing
$4,500
$9,500
$7,000
Single Room
$650
$1,400
$950
Whole-Home Interior
$7,500
$18,000
$12,750
Whole-Home Exterior
$6,000
$15,000
$10,500

* All prices include materials, labor, and prep. Based on 2026 South Miami averages.

2026 South Miami Guide

What painting costs in South Miami, and how to hire right.

An honest, in-depth breakdown from That 1 Painter South Miami. No fluff, no upsells, just the numbers and the questions that protect your home.

What painting really costs in South Miami

Painting pricing in South Miami reflects three South Florida realities: year-round humidity and summer rain that bring mildew back onto shaded walls, subtropical UV that chalks and fades lower-grade coatings, and a housing stock built largely of CBS block and stucco that needs crack repair before every repaint. This 2026 guide covers jobs across South Miami, Kendall, Pinecrest, Cutler Bay, Homestead, and the Florida Keys.

Average cost by project type

2026 South Miami

Bars are scaled to the highest average in the table, quick visual of where each project lands.

Interior (per sq ft)$4.85 avg
Low $3.50High $6.25
Exterior (per sq ft)$5.10 avg
Low $3.75High $6.50
Cabinet Refinishing$7,000 avg
Low $4,500High $9,500
Single Room$950 avg
Low $650High $1,400
Whole-Home Interior$12,750 avg
Low $7,500High $18,000
Whole-Home Exterior$10,500 avg
Low $6,000High $15,000
Average Low-High range

Where your money actually goes

A quality paint job is mostly labor and prep, not paint. Here's the typical split on a properly bid project.

Surface prep · 40%
Wash, scrape, sand, patch, caulk, prime
Labor & supervision · 30%
Skilled hands, lead on site daily
Paint & materials · 20%
Premium products, correct sheen, 2 coats
Protection & cleanup · 10%
Floors, furniture, landscaping, final walk

Average Painting Cost Per Square Foot in South Miami (2026)

South Miami interiors run $3.50 to $6.25 per square foot and exteriors $3.75 to $6.50 per square foot depending on stucco condition, story count, and prep depth. A one-story CBS ranch in South Miami or Kendall sits near the lower end, while two-story Pinecrest and Palmetto Bay homes with high ceilings, and Keys homes that need salt-exposure prep, push toward the top of the range. Every estimate includes materials, prep, two finish coats, and a final walkthrough.

Why Stucco Prep Drives South Miami Exterior Pricing

Most South Miami homes are CBS block finished in stucco, and years of sun and rain open hairline cracks and gapped control joints. We pressure wash, float cracks, caulk seams and window returns, and spot prime bare areas before any topcoat goes on. Skipping that prep is the fastest way to a peeling exterior after one rainy season.

Humidity, Mildew, and Interior Costs

South Miami humidity pulls mildew onto bath ceilings, closets, and shaded exterior walls. Interior bids often itemize mildew treatment and a stain-blocking primer in baths and laundry rooms. We keep the AC running through the job so coatings cure properly.

Cabinet Refinishing in South Miami Kitchens

Cabinet refinishing in South Miami typically runs $4,500 to $9,500 depending on door count, profile, and finish, far below the cost of replacement. Doors and drawer fronts are sprayed off site in a controlled environment, and boxes are finished on site with a bonding primer and cabinet-grade topcoat. Larger Pinecrest and Palmetto Bay kitchens land toward the upper range.

HOA Rules Around South Miami

Many communities in Kendall, Cutler Bay, and Homestead require approved exterior color palettes, and gated neighborhoods in Pinecrest and Palmetto Bay run their own architectural review. Reviews can take a few weeks, so we help you pull approved colors and prepare the submission before scheduling. There is no extra charge for that help.

Best Time to Paint in South Miami

The dry season, roughly November through April, is the best exterior window, with lower humidity and fewer afternoon storms. Summer exteriors are possible with early starts and close attention to the forecast, and hurricane season can shift schedules. Interiors run year-round.

Paint Lifespan in South Florida

On properly prepped South Miami exteriors, premium acrylic and elastomeric systems typically last 7 to 10 years, with west and south elevations needing attention sooner. Interior paint holds 8 to 12 years in low-traffic rooms and less in kitchens, baths, and hallways. Every project carries our 3-year transferable warranty.

How to hire a painter in South Miami

Seven checks that separate a real pro from a risk.

  1. 1

    Get line-item estimates

    Real bids spell out surfaces, prep, exact products & sheens, number of coats, and timeline, not a round number on a business card.

  2. 2

    Verify license & insurance

    Ask for current certificates of liability and workers' comp. If they can't produce them, walk away.

  3. 3

    Know who's on site

    crews vs. day-labor subs. Same lead every day? Continuity protects quality.

  4. 4

    Pin down the prep process

    Wash, scrape, sand, caulk, patch, prime. 70% of a quality job lives in prep, if it's not itemized, the bid is incomplete.

  5. 5

    Read the warranty

    Look for a written, transferable warranty. That 1 Painter backs every project 3 years, transferable to the next owner.

  6. 6

    Check reviews that matter

    Google reviews on the local market page, BBB profile, and references from real homeowners, not a glossy brochure.

  7. 7

    Watch the red flags

    Cash-only deals, large up-front deposits, and "sign today" pressure are the most common signs of a job that won't finish well.

Smart questions to ask before you sign

Copy/paste these into your next estimate call.

  • What specific paint brand, line, and sheen are you using on each surface?
  • How many coats are included and what does the prep scope look like?
  • Who handles color consultation, drawdowns, and HOA paperwork?
  • What is the daily start time, end time, and total project duration?
  • How do you protect floors, furniture, and landscaping?
  • What is the payment schedule and what triggers each milestone?
  • How do you handle change orders or scope additions mid-project?

Ready for a real, line-item estimate?

Call That 1 Painter South Miami at (786) 664-1600, written quotes, no pressure.

Painter applying a clean finish near a window to represent That 1 Painter's 3-year workmanship warranty

Our 3-Year Warranty

Your peace of mind, at the top of mind with our three-year transferable warranty. Covers the painting job, even if you sell the house.

Download Warranty

The Complete South Miami Painting Guide

Everything South Miami homeowners should know before hiring a painter, services, seasonal timing, colors, HOA rules, and how to get the most value from your project. Written by the That 1 Painter South Miami team.

Our South Miami Painting Services

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Book an Appointment

Pick a service, date & time, we'll handle the rest.

Select Your Service(s)

Pick everything you'd like an estimate for.

Paint Reviews, Advice & Expert Tips

Honest product reviews, pro painting techniques, and helpful articles from professional painters who do this every day.

What Is the Best Paint Sheen for Interior Walls?

Choosing between flat, eggshell, satin, and semi-gloss depends on the room's traffic, lighting, and function. Professional painters break down when to use each sheen for the best results.

SuperPaint vs Cashmere: Which Sherwin-Williams Paint Is Better?

Both are popular mid-tier Sherwin-Williams paints, but they perform differently on walls, trim, and cabinets. See how professional painters compare coverage, feel, and durability.

Is Behr Premium Plus a Good Paint for Homeowners?

Behr Premium Plus is one of the most affordable paints at Home Depot. Professional painters test its coverage, durability, and finish quality to see if it's worth the price.

What Are the Pros and Cons of Behr Urethane Paint?

Behr Urethane Alkyd is a hybrid paint that combines oil-based durability with water-based cleanup. See how it performs on trim, cabinets, and doors in a real-world test.

Is Behr Dynasty the Most Durable Paint You Can Buy?

Behr Dynasty claims to be their most durable, stain-repellent paint. Professional painters put it to the test on walls and high-traffic areas to see if the claims hold up.

Is Sherwin-Williams Gallery Series Worth the Premium Price?

The Gallery Series is Sherwin-Williams' newest premium line. Professional painters review its unique properties and explain why it may not be the best choice for beginners.

Frequently Asked Questions

Clear answers about pricing, timelines, services, warranty coverage, and working with That 1 Painter.

House painting cost in South Miami depends on square footage, stucco condition, story count, and how much prep the surfaces need before the first coat. Older CBS-block and plaster homes in South Miami and Kendall often need crack repair and spot priming that newer builds skip. That 1 Painter South Miami gives you a detailed, line-item free estimate so you know exactly what is included before any work starts.

The best exterior window in South Miami is the dry season, roughly November through April, when humidity drops and afternoon storms are rare. Exteriors can still be painted in summer, but crews start early and plan around daily rain so coatings cure properly. Interior painting runs year-round because the work happens under air conditioning.

Every exterior starts with a full pressure wash to remove mildew, chalking, and salt residue, followed by stucco crack repair, caulking of seams and window returns, and spot priming on bare substrate. Interiors get floors and furniture protected, walls patched and sanded, and trim caulked before any finish coat goes on. Prep takes up most of the project time because it decides how long the paint lasts in South Miami humidity.

Most interior projects take one to three days per area, and most exterior repaints take three to seven days depending on home size, prep, and weather. Afternoon storms in the rainy season can add a day or two to exterior schedules. Your crew lead gives you a day-by-day timeline before the project starts.

We use premium 100% acrylic and elastomeric exterior coatings with mildew inhibitors, chosen to resist subtropical UV, wind-driven rain, and year-round humidity. Interiors get premium low-VOC paints that keep odor down so families can stay in the home during the work. Every project is backed by our 3-year transferable warranty.

That 1 Painter South Miami serves South Miami-Dade County and the Florida Keys. Our service area runs from South Miami and Kendall down through Cutler Bay and Homestead and on to Key West. Call or book online to confirm your ZIP code and schedule a free in-home estimate.
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Your Trusted, Local Painters for Residential and Commercial in South Miami, FL

Interior Painting Built for South Miami Homes

Interior painting is the fastest way to change how a home in South Miami feels without touching the floor plan. Our interior scope covers walls, ceilings, trim, doors, and closets, and every job starts with a real prep pass: patching, sanding, caulking, and spot priming so the finish coat has a sound surface to bond to.

South Miami homes range from 1950s CBS-block ranches with plaster walls to new two-story builds in Pinecrest and Palmetto Bay, and each calls for different primers and sheens. We choose scrubbable, low-VOC finishes that hold up to humidity, long air-conditioning cycles, and busy hallways.

When comparing interior bids, ask about warranty terms, the prep sequence, and how floors and furniture are protected each day. See our interior painting page for the full scope.

Exterior Painting for South Florida Sun, Rain, and Humidity

Exterior painting in South Miami has to survive subtropical UV, wind-driven rain through a long hurricane season, and humidity that keeps mildew alive year-round. Product choice matters: we specify premium 100% acrylic or elastomeric coatings with mildew inhibitors built into the film.

A typical exterior scope includes a full pressure wash, a mildew and chalking check, scraping of failing paint, stucco crack repair, caulking of seams and window returns, spot priming, and two finish coats. That sequence is the same on a Kendall ranch, a Cutler Bay two-story, or a coastal home in the Keys, where we add a salt rinse before prep.

A clean topcoat over poor prep will peel within a single rainy season, so look closely at how each bid describes prep. Our exterior painting service lays it out step by step, and every job carries a 3-year transferable warranty.

Cabinet Painting in South Miami Kitchens

Cabinet painting is one of the biggest visual changes you can make without a full remodel. We finish cabinet boxes on site and spray doors and drawer fronts off site in a controlled environment, so the finish flows out smooth and cures without dust or humidity problems.

A real cabinet job uses a bonding primer, a cabinet-grade topcoat, and proper cure time so the finish resists chipping under daily use. Larger kitchens in Pinecrest and Palmetto Bay get the same process as a compact galley kitchen in South Miami.

See our cabinet painting page for scope details, finish options, and lead times.

Choosing Painters in South Miami

There are plenty of painters in South Miami, so the practical question is how to tell the serious ones apart. Any company you consider should carry insurance, provide a written scope, and back the work with a written warranty.

Ask every bidder three questions: what is the exact prep sequence, what specific product is going on the walls, and who from the company is on site day to day. A painting company in South Miami that answers plainly is worth a second meeting.

That 1 Painter South Miami competes on scope clarity, prep quality, and a 3-year transferable warranty that follows the home, not the owner. If you are collecting bids, we would be glad to be one of them.

HOA Color Rules Around South Miami

Many neighborhoods around South Miami have rules about exterior colors. HOA communities across Kendall, Cutler Bay, and Homestead keep approved palettes, and gated neighborhoods in Pinecrest and Palmetto Bay run their own architectural review boards.

We help you pull approved colors, prepare samples, and submit the paperwork before your project is scheduled, so there are no surprises after the paint is on the wall.

Color, Finish, and Booking Your Project with House Painters in South Miami

Every project starts with a free in-home estimate and color consultation. We look at light, architecture, and HOA guidelines so the palette works for your home and your neighborhood.

From there you get a written scope and a clear schedule. Explore pressure washing, limewash, and drywall repair if your project goes beyond paint, or book your free estimate today.