Drywall Installation Cost
Per square foot prices, finish level breakdowns, repair vs new installation, and a full materials breakdown.
Quick Answer
Drywall installed and finished costs $1.50 to $3.50 per square foot. A standard 12x12 room runs $800 to $2,000. Finishing a full basement (800 sq ft of wall surface) typically costs $5,000 to $15,000 once framing, insulation, and electrical are already in place.
Cost by Room Size
Prices assume Level 4 finish (standard for most homes), 8-foot ceilings, and include both walls and ceiling.
| Room / Job | Wall + Ceiling Area | Low | High | Notes |
|---|---|---|---|---|
| Bedroom (12x12) | ~520 sq ft | $800 | $1,500 | Most common project |
| Living room (15x20) | ~820 sq ft | $1,500 | $3,000 | Open-plan adds cost |
| Basement finish (800 sq ft) | ~1,600 sq ft | $5,000 | $12,000 | Drywall portion only |
| Garage conversion | ~900 sq ft | $3,000 | $8,000 | Type X fire board required |
| Single wall repair | Varies | $200 | $500 | Replace 1 to 3 sheets |
Drywall Finish Levels Explained
The finish level is the single biggest variable in drywall pricing. Each level up adds roughly $0.25 to $0.50 per square foot in labor.
Board hung, no tape or mud. Used for fire-blocking in temporary construction or behind cabinetry. Not paintable.
No add-on
Tape embedded in compound at seams and angles. No additional coats. Used in attics and service corridors where appearance does not matter.
+$0.10-0.20/sqft
One coat over tape and fasteners. Minimum for areas receiving tile. Not suitable for paint.
+$0.20-0.35/sqft
Two coats of compound, lightly sanded. Suitable for heavy texture finishes like skip trowel or orange peel that hide imperfections.
+$0.35-0.55/sqft
Three coats, sanded smooth. The default for most residential construction. Accepts flat or low-sheen paint. This is what most quotes include.
+$0.55-0.80/sqft
Full skim coat over the entire surface after Level 4 prep. Required for high-gloss paint, metallic finishes, or rooms with strong raking light where shadows reveal every imperfection.
+$0.80-1.20/sqft
New Installation vs Repair
Repair jobs have a high minimum call-out cost relative to the work involved. A contractor making a trip for one patched hole still charges for travel and setup time.
| Job Type | Typical Cost | Notes |
|---|---|---|
| New room (per sq ft, hung + L4 finish) | $1.50-3.50/sqft | Best per-unit value |
| Patch a small hole (under 6 inches) | $75-200 | Includes blending texture |
| Large hole or multiple holes | $150-400 | May require new backer board |
| Water damage repair | $300-800 | Always replace, never patch |
| Full ceiling replacement (per sq ft) | $2.00-4.00/sqft | Ceiling premium: awkward angles |
| Popcorn ceiling removal + replace | $3.00-6.00/sqft | Test for asbestos first |
Materials: What You Are Paying For
Labor typically makes up 60 to 70 percent of a drywall job. Here is what the materials portion covers.
Drywall sheet (4x8, 1/2 inch)
$12-15 per sheet
Covers 32 sq ft. Most common thickness for walls.
5/8 inch Type X (fire-rated)
$18-24 per sheet
Required in garages, near furnaces, and between units.
Moisture-resistant board
$16-22 per sheet
For bathrooms and kitchens. Green or purple board.
Joint compound (mud)
$15-25 per bucket
One 5-gallon bucket covers 100-150 sq ft of joints.
Paper tape and screws
$0.05-0.10/sqft
Fiberglass mesh tape is an alternative for patches.
Corner bead (metal or vinyl)
$2-4 per 8-ft strip
Required on every outside corner for durability.
| Cost Component | Per Sq Ft Range | Share of Total |
|---|---|---|
| Drywall board (materials) | $0.38-0.47 | ~20% |
| Mud, tape, screws, bead | $0.20-0.30 | ~10% |
| Labor (hang + finish to L4) | $1.00-2.50 | 60-70% |
| Total installed | $1.50-3.50 | 100% |
Frequently Asked Questions
How much does drywall installation cost per square foot?
Fully installed and finished to Level 4, drywall costs $1.50 to $3.50 per square foot. Hanging alone without any finishing runs $1.25 to $2.00. Ceilings cost 25 to 50 percent more than walls because of the overhead work involved.
How much does it cost to drywall a 12x12 room?
A 12x12 room with 8-foot ceilings has roughly 520 square feet of combined wall and ceiling surface. At standard Level 4 pricing, expect $800 to $1,500. The wide range reflects regional labor differences: contractors in the Northeast and West Coast charge more than those in the Midwest or South.
What finish level do I need for a painted wall?
Level 4 is the minimum recommended for any wall receiving standard flat or eggshell paint. Level 3 is acceptable only if you are applying a heavy texture. Level 5 is worth the extra $0.80 to $1.20 per square foot if you want semi-gloss or gloss paint, or if the room has windows that cast raking light across the walls.
Should I repair or replace water-damaged drywall?
Always replace water-damaged drywall rather than patching over it. Wet drywall is a substrate for mold growth, and patching over a damp area traps moisture behind the new surface. Cut out the damaged section, fix the water source, let the framing dry for at least 48 hours, then re-hang new board.