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Make-Ready Painting for Property Managers
Built for the turn calendar, not for one-off residential jobs
What property managers actually need from a paint vendor
It is not the lowest bid. It is a number you can put in a budget, a date you can put on a board, and a vendor who does not need to be chased. A cheaper crew that takes four days on a two bedroom costs you three extra days of vacancy loss, which on most South Georgia properties exceeds the entire difference in the bid.
We price by floor plan so your per-unit cost is known before the season starts. We schedule against your turn list rather than our convenience, and we hold the dates through the last week of the month when everyone else is booked. Room-by-room photos land in your inbox at handoff so a regional manager can release a unit without a site visit.
Occupied communities, handled quietly
Most of our work happens with residents living on either side of the unit. Breezeways stay clear, dust stays contained, low-odor products are used for interior work, and debris leaves the property the same day rather than staging in the parking lot. Weekend and after-hours turns carry no surcharge, because sometimes that is simply when the unit is available.
Where we work
Based in Irwin County and running turns across South Georgia. Ocilla, Fitzgerald, Irwinville, Tifton, Ashburn, Douglas, Cordele, Sylvester, Adel, Nashville, Moultrie, Abbeville, Valdosta, Albany.
Everything in the unit, every time
Walls and ceilings
- Full two-coat wall repaint, wall to wall
- Ceilings cut and rolled, no roller lap lines
- Closet interiors, shelves and rods removed
- Hallways, stairwells and entry alcoves
- Behind and under appliances
- Accent walls returned to base color
Trim, doors and detail
- Baseboards, casings and crown
- Door faces, edges and jambs, both sides
- Window sills, stools and aprons
- Outlet and switch plates pulled, not cut around
- HVAC registers and vent covers
- Handrails, closet trim and thresholds
Kitchen, bath and handoff
- Kitchen and bath in scrubbable enamel
- Cabinet exteriors and doors on request
- Caulk lines at tub, trim and countertops
- Floors, fixtures and counters masked and papered
- Every surface wiped, all debris hauled out
- Photos of every room sent before we leave
Nothing missed. If your walk-through finds it, we come back and fix it free.
An honest day's work, on every unit
No shortcuts behind the appliances, no skipped closet, no patch left to flash through in a month. The standard does not move because the schedule got tight.
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Show up when we said
The date we give you is the date we are there. If something changes on our end, you hear it from us first, not from an empty unit.
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Price it straight
One number per floor plan, in writing, before a brush moves. Damage beyond normal wear gets quoted up front, never discovered on the invoice.
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Stand behind it
If your walk-through finds something we missed, we come back and make it right at no charge. No argument, no change order.
Repairs happen first, in the same visit
Our crews carry drywall, joint compound, texture and stain-blocking primer, so damage is corrected and matched before any color goes on. No second trade, no second trip, no waiting.
See the repair scope- Nail and anchor holes
- Filled, sanded flush and spot-primed so they do not flash through the finish coat.
- Doorknob and impact holes
- Cut back to sound board, backed and patched with new drywall, taped and floated.
- Texture matching
- Knockdown, orange peel and smooth matched to the surrounding wall before any color goes on.
- Water stains and smoke
- Sealed with stain-blocking primer so nothing bleeds back through in two weeks.
- Corner bead and cracks
- Damaged bead replaced, settlement cracks taped rather than smeared over.
- Peeling and failed coatings
- Scraped, feathered and primed so the new coat bonds instead of lifting.
Flat rates, whatever the floor plan
Prep, patching, two coats, cleanup and handoff photos are included at every size. Volume agreements and full-property repaints are quoted lower.
One bedroom — $995
Typical 550 to 750 sq ft. Walls, ceilings, closets, all trim and doors.
Two bedroom — $1,195
Typical 800 to 1,050 sq ft. Second bath and hallway included, same-day on most units.
Three bedroom — $1,395
Typical 1,100 to 1,400 sq ft. Two-painter crew to hold the one-day window.
Four bedroom — $1,595
Typical 1,400 to 1,750 sq ft. Third bath, extra landings, crew sized to fit one day.
Prices assume standard ceilings, one color throughout and normal turnover wear. See full pricing and add-ons.
Questions we get
How quickly can you start?
Most turns are scheduled within 24 to 48 hours of approval, and standard one and two bedroom units are finished the same day we start.
Is repair included in the price?
Standard patching, texture matching and spot priming are included in every flat per-unit rate. Damage beyond normal turnover wear is walked and quoted before we begin.
Do you work in occupied communities?
Yes. Breezeways stay clear, dust is contained, low-odor products are used for interior work, and debris is hauled out the same day.
What areas do you cover?
Irwin County and across South Georgia, including Ocilla, Fitzgerald, Tifton, Ashburn, Douglas, Cordele, Adel, Nashville, Moultrie, Valdosta and Albany.
Get a flat-rate bid
Send the property, the floor plans and roughly how many units you turn a month. You get a written per-unit price back, usually the same day.
Call or text
678-677-6802Irwin County, Georgia · Monday to Saturday, 7am to 6pm