If you have searched for pressure washing in Miami, you have probably noticed the prices are all over the place — one company quotes you $99, another quotes $450 for what sounds like the same job. So what does exterior cleaning actually cost in South Florida, and what should you be paying in 2026?
This guide breaks down real, current pricing for the most common jobs — driveways, house washing, and roof cleaning — and explains exactly what drives the number up or down. At The Foam Theory, we price by the square foot because that is the honest, professional way to quote: you pay for the surface we actually clean, not a guess.
The short answer: typical Miami pricing in 2026
Most South Florida homeowners can expect the following ranges for a single-family home. These are full-job estimates for a typical property — your exact price depends on size, surface, and how dirty the area is.
| Service | Typical Miami price | What it covers |
|---|---|---|
| Driveway & concrete cleaning | $100 – $300 | A standard 1–2 car driveway, walkways, sidewalks |
| House washing (soft wash) | $250 – $600 | Full exterior walls — stucco, siding, trim, eaves |
| Roof cleaning (soft wash) | $400 – $1,200+ | Tile, shingle, metal or slate roof — algae & black streaks |
| Paver / patio sealing | Quoted per project | Cleaning plus a protective sealant coat |
| Gutter cleaning & brightening | $1.25 – $2.00 per linear foot | Exterior gutter face brightening |
Bundling services — for example, driveway plus house washing on the same visit — almost always lowers your cost per service, because the crew, equipment, and travel are already on site.
What actually drives the price
Four things move a pressure washing quote up or down. Once you understand them, the “$99 vs $450” mystery disappears.
Square footage. This is the biggest factor. A 400-square-foot driveway and an 800-square-foot driveway are not the same job. Honest companies measure the area and price accordingly — that is why we quote by the square foot rather than throwing out a flat number sight unseen.
The surface. Concrete, pavers, stucco, wood, and roof tile all behave differently and need different methods and cleaning solutions. A delicate tile roof requires a careful soft wash; a concrete driveway can take a stronger surface-cleaner pass. Pavers often need re-sanding or sealing afterward, which is a separate line item.
Condition. A house with light dust costs less than one with years of mildew, mold, and organic black staining — the heavy Miami humidity special. More buildup means more solution, more dwell time, and more labor.
Access and height. Two-story walls, steep roofs, tight side yards, and hard-to-reach second-floor gutters all add time and equipment. A single-story ranch is quicker — and cheaper — than a two-story home with the same footprint.
Driveway and concrete cleaning cost in Miami
Driveways are the most-requested job in South Florida, and for good reason — oil spots, tire marks, rust, and that grey-green mildew film build up fast in our climate. A typical Miami driveway runs $100 to $300, depending on size and how stained it is. Walkways, sidewalks, and pool decks are usually priced in the same visit at a lower per-foot rate.
Concrete is durable, so it tolerates a proper surface-cleaner pass that leaves an even, streak-free finish. Beware of anyone who “zebra stripes” your driveway by waving a wand around — that is a sign of a rushed job. See our driveway cleaning service for details.
House washing cost — and why we soft wash
House washing in Miami typically costs $250 to $600 for a single-family home. The range is wide because exterior wall area varies so much: a compact single-story home has far less surface than a two-story home, and two-story work adds reach time.
Here is the important part: your home’s exterior should be soft washed, not blasted with high pressure. Soft washing uses low pressure plus a biodegradable cleaning solution that kills mold and mildew at the root, so it stays gone longer. High pressure on stucco, siding, or painted trim can chip paint, force water behind surfaces, and etch the finish. Cleaning your home should never damage it. Learn more about our soft wash house cleaning.
Roof cleaning cost — soft wash only
Roof cleaning is the job homeowners underestimate most. Those black streaks and dark patches are not dirt — they are living algae and organic growth that, left alone, shorten the life of your roof. A Miami roof cleaning typically runs $400 to $1,200 or more, scaling with roof size, pitch, and material (tile, shingle, metal, or slate).
A roof must always be soft washed — never high-pressure washed. High pressure can crack tiles, strip the protective granules off shingles, and void roofing warranties. Soft washing is the method recommended by the Asphalt Roofing Manufacturers Association (ARMA): low pressure, the right solution, and patience. It is gentler on your roof and the results last far longer. See our soft wash roof cleaning service.
Why the cheapest quote often costs more
A $99 “whole house” special is almost never what it sounds like. Rock-bottom pricing usually means one of three things: a rushed job that misses the staining, high pressure used where soft wash belongs (risking real damage), or a bait price that climbs once the crew is at your door. Damage from improper pressure washing — cracked roof tiles, chipped paint, water intrusion — can cost far more to repair than you ever saved.
The right question is not “who is cheapest” but “who is licensed, insured, and using the correct method for each surface.” A fair, transparent, square-foot quote from a licensed and insured company protects both your home and your wallet.
How to get an accurate quote
Because price depends on square footage, surface, and condition, the most accurate quote comes from a few quick details about your property — or a couple of photos. The Foam Theory offers free, same-day quotes with no obligation, so you know exactly what your job costs before anyone shows up.
We are licensed, insured, and serve Miami, Coral Gables, Pinecrest, Key Biscayne, Boca Raton, Palm Beach, and all of South Florida — with eco-friendly soft wash methods that protect your home and your landscaping.
Get your free same-day quote today — request a quote online or call (786) 756-7094.
¿Prefieres leer esta guía en español? Consulta nuestra guía de precios de lavado a presión en Miami.
