Sealcoating extends Tyler asphalt 5–8 years. We sealcoat residential driveways, commercial parking lots, and HOA properties across Smith County — owner Paul Pogue on every jobsite, free quotes in 24 hours.
Tyler hits 100°F+ summers, then drops below freezing several times each winter. That swing breaks down the binder oils that hold asphalt together. Within 18 months of installation, an unsealed surface starts oxidizing — fading from black to gray, losing flexibility, and beginning to crack.
Sealcoat replaces those binder oils. It's the single highest-leverage thing you can do to protect a driveway or parking lot. $0.15–$0.30 per square foot every 3–5 years versus $5–$9 per square foot for a full replacement when a neglected surface fails.
We use commercial-grade coal tar or asphalt-emulsion sealer — not the watered-down product sold at consumer hardware stores. The difference is twice the durability for the same labor.
Residential driveway sealcoat: $0.15–$0.30 per square foot. A standard 600 sq ft driveway runs $90–$180. Most Tyler driveways fall in this range.
Commercial parking lot sealcoat: $0.15–$0.25 per square foot. A 10,000 sq ft retail or church lot runs $1,500–$2,500.
Crack filling (when needed): $1–$3 per linear foot. Most Tyler driveways need 20–40 linear feet of crack fill on a 5-year sealcoat cycle.
Re-striping (commercial only): $0.10–$0.20 per linear foot. A typical retail lot adds $300–$600 for full re-stripe.
All Tyler sealcoating quotes are itemized in writing — labor, materials, crack fill, and striping listed separately so you can compare apples-to-apples with other contractors. No "miscellaneous" charges.
For a precise number on your project, call Paul. Free on-site evaluation, quote in 24 hours.
Every 3–5 years for residential driveways. Tyler's hot summers and freeze-thaw winters accelerate UV breakdown, so staying on schedule matters here. Brand new asphalt waits 6–12 months for the first coat.
April through October when ambient temperatures stay above 60°F for 24 hours after application. Spring and fall produce the most consistent results. Tyler's humid summers can extend cure time but won't prevent a successful job — we just adjust scheduling around afternoon storms.
Sealcoat fills hairline cracks (under 1/8") but is not a structural repair. Cracks wider than 1/8" need hot crack sealant first, then sealcoat goes over. Potholes indicate base failure and require patching or replacement before any sealcoat. We evaluate each driveway and tell you what it actually needs.
Walkable in 4–6 hours. Drivable in 24–48 hours under typical Tyler summer conditions. Heavy vehicles or hot tires from a long drive should wait 48 hours minimum. We always advise on cure time for your specific application date and weather.
Yes — for commercial properties we schedule weekend and after-hours work to keep your lot operational. Most Tyler retail and medical lots are sealed Friday evening through Sunday morning, fully drivable by Monday open.