Drywalling a 12×12 Room: Cost Guide and Pricing 2026
Most homeowners pay between $1,200 and $2,800 to drywall a 12×12 room, depending on ceiling height, finish level, and whether painting is included. Main cost drivers include material quality, labor time, and any fixes to framing or insulation. The price range above reflects typical midrange finishes (tape-and-float with a basic texture) and standard 8-foot ceilings. Cost and price considerations also vary by region and contractor, so obtaining multiple quotes is recommended.
| Item | Low | Average | High | Notes |
|---|---|---|---|---|
| Drywall panels | $150 | $260 | $520 | 4×8 sheets; 1/2inch standard thickness for walls |
| Labor (installation & finishing) | $450 | $1,000 | $2,000 | Includes taping, mudding, sanding |
| Finishing touches (texture/paint prep) | $100 | $350 | $700 | Texture, priming, light sanding |
| Labor time estimate | 6 hrs | 14 hrs | 26 hrs | Based on crew size; 1–2 workers common |
| Permits/fees | $0 | $0 | $0 | Typically not required for interior drywall |
| Delivery/Disposal | $20 | $60 | $120 | Waste box or dumpster rental if large project |
Overview Of Costs
Cost for a 12×12 room typically ranges from about $1,200 to $2,800 for walls only, with numbers rising if ceilings are included, textures are complex, or paint is added. The per-square-foot range commonly falls between $8 and $19, depending on materials and finish level. The exact price depends on ceiling height, wall condition, and any needed repair work to framing or insulation. Assumptions: region, specs, labor hours.
Cost Breakdown
| Category | Low | Average | High | Notes |
|---|---|---|---|---|
| Materials | $150 | $260 | $520 | Drywall panels, joint compound, screws |
| Labor | $450 | $1,000 | $2,000 | Installation, taping, mudding, sanding |
| Equipment | $20 | $60 | $120 | Dust barriers, tools, ladders |
| Permits | $0 | $0 | $0 | Interior project typically does not require permits |
| Delivery/Disposal | $20 | $60 | $120 | Waste handling charges |
| Accessories | $10 | $40 | $100 | Corner beads, tape, fasteners |
| Warranty/Overhead | $20 | $60 | $120 | Typical contractor markup |
What Drives Price
Project complexity is a primary driver. A standard 12×12 room with 1/2-inch drywall, taped and finished smooth costs less than a room with deeper stud cavities, moisture-resistant drywall for bathrooms, or a high-detail texture. Labor hours depend on crew size, access, and whether ceilings are included. Finishes like orange-peel or knockdown textures add time and materials. For homes with noisy or hard-to-reach areas, expect higher costs.
Labor, Hours & Rates
Most drywall crews charge by job or by hour. Typical rates range from $40-$75 per hour per worker, with a crew of 2–3 people common for a 12×12 room. Install time for walls is usually 6–14 hours, plus 4–8 hours for finishing, depending on texture level and repairs. If ceilings are included, add 3–8 more hours. data-formula=”labor_hours × hourly_rate”> This combination influences total price and schedule.
Regional Price Differences
Prices vary by region due to labor costs and material availability. In the Northeast, expect higher totals than the South or Midwest. For a 12×12 room, regional variations can yield ±15% to ±25% differences from the national averages. The local market, labor union status, and supply chain conditions can push final numbers up or down. Regional variations matter when comparing quotes.
Additional & Hidden Costs
Extra charges may apply for repairs to damaged framing, insulation upgrades, or moisture mitigation. If mold or water damage is present, remediation adds to both time and cost. Texture upgrades (skip-trowel, heavy textures) or ceiling work also increase the price. Hidden costs often come from access limitations or needing temporary power during finishing.
Real-World Pricing Examples
Basic scenario: 12×12 room, standard walls, no ceiling work, basic finish. Specs: standard 1/2″ drywall, basic mud/tape, no textures. Labor: 9 hours total. Total: about $1,300; per sq ft: ~$9. $1,300 scales with modest regional adjustments.
Mid-Range scenario: 12×12 room, ceiling included, light texture, paint prep. Specs: 1/2″ drywall, orange-peel finish, primed. Labor: 14–16 hours. Total: about $1,900–$2,300; per sq ft: ~$13–$16.
Premium scenario: 12×12 room, moisture-resistant drywall for bath or basement, heavy texture, upgraded trim, paint. Specs: 5/8″ drywall in areas with higher moisture, complex texture, extra mud coats. Labor: 20–26 hours. Total: about $2,800–$3,600; per sq ft: ~$19–$25.
Pricing FAQ
Do I need permits for drywall work? In most interior cases, permits are not required. Can I save by doing some work myself? Yes, if skilled with cutting and mudding, but finishing quality and time should be weighed. How long does drywall typically take? A standard 12×12 room often completes in 1–2 days for a small crew, with drying times extending the project timeline.