Colorado’s
Sealcoating
Specialists.
At 6,100 feet, Colorado Springs faces more UV radiation, more freeze-thaw cycles, and more pavement abuse than almost anywhere else in the country. Clear Choice Paving & Koncrete was built on sealcoating — it’s where we started, and it’s what we do better than anyone in Southern Colorado.
☀️ Summer Special — 10% Off Sealcoating. Colorado’s UV season is peak damage time. Book before August and lock in the discount.
Call to Lock In Your RateColorado Springs Destroys Unprotected Asphalt.
Most cities see 10–15 freeze-thaw cycles per year. Colorado Springs sees 40+. Every time water gets into an asphalt crack, freezes, expands, thaws, and contracts — the damage compounds. Add 300+ days of sunshine per year at high elevation and you have UV radiation that breaks down asphalt binder 2–3x faster than sea-level cities.
Professional sealcoating with asphalt emulsion sealer creates a protective barrier that blocks water penetration, resists UV oxidation, and fills surface voids before they become cracks. Applied every 2–4 years, it can double or triple the lifespan of your asphalt — saving thousands in premature replacement costs.
This is why we built Clear Choice on sealcoating. We understand Colorado pavement better than contractors who treat it like an afterthought.
Blocks Water Penetration
Prevents the #1 cause of asphalt deterioration in Colorado — water getting into surface voids and freeze-thaw cycling them into cracks.
Shields Against UV Oxidation
At 6,100 feet elevation, UV intensity is significantly higher than at sea level. Sealcoating restores asphalt binder and blocks oxidation before brittleness sets in.
Resists Oil & Chemical Spills
Gas, oil, and de-icing chemicals dissolve asphalt binder over time. Sealed surfaces resist chemical penetration and are easier to clean.
Restores Appearance
Fresh sealcoating turns faded, gray asphalt back to deep black — dramatically improving curb appeal for homes and commercial properties.
Prevents Costly Repairs
A $200–$400 sealcoat job prevents $2,000–$15,000 in crack repair, resurfacing, or full replacement costs down the road.
Extends Pavement Life 5–10 Years
Consistently sealed asphalt in Colorado Springs can realistically last 20–30 years vs 8–12 years unsealed.
Why Colorado Springs Is Different
6,100 Foot Elevation
Higher elevation means thinner atmosphere and significantly more UV radiation reaching your pavement. Asphalt oxidizes and becomes brittle faster here than anywhere at sea level — making regular sealcoating even more critical.
Extreme Temperature Swings
Colorado Springs regularly sees 50°F temperature swings in a single day — shorts weather in the afternoon, frost at night. That thermal expansion and contraction stresses asphalt binder constantly, accelerating surface cracking.
40+ Freeze-Thaw Cycles
Each freeze-thaw cycle forces water deeper into pavement cracks. At 40+ cycles per year, unprotected asphalt deteriorates 3–4x faster than national averages. Sealed surfaces resist water entry at the surface level.
300+ Days of Sun
Colorado’s famous sunshine is beautiful — and brutal on asphalt. UV radiation breaks down the petroleum binders that hold asphalt together. Sealcoating reflects UV and restores surface flexibility before the asphalt turns gray and brittle.
Road Salt & De-Icers
Colorado road crews use significant amounts of salt and chemical de-icers through winter. These chemicals accelerate asphalt deterioration. Sealed surfaces resist chemical penetration and are far easier to clean after winter.
Afternoon Thunderstorms
June through August, Colorado Springs gets intense afternoon thunderstorms that saturate pavement quickly. Sealed surfaces shed water instead of absorbing it — critical during heavy storm seasons.
Our Sealcoating Process
Site Assessment
Oldan personally evaluates the pavement condition — checking for cracks, surface oxidation, drainage issues, and areas needing repair before sealing.
Surface Prep
We clean the entire surface — blowing debris, removing dirt, and treating any oil spots with primer. Clean surface = maximum sealer adhesion.
Crack Sealing
All existing cracks are sealed with hot-applied crack filler before sealcoating. Sealing over unsealed cracks is wasted money — we never skip this step.
Two-Coat Application
We apply two full coats of asphalt emulsion sealer — not coal tar. First coat bonds to the surface. Second coat provides the durable protective layer. No single-coat shortcuts.
Cure & Walkthrough
24–48 hour cure time. Oldan walks the finished surface with you before we leave. One-year warranty on all sealcoating work, no exceptions.
Asphalt Emulsion Sealer.
Not Coal Tar.
Most budget contractors use coal tar sealer — it’s cheap and looks good initially. We use asphalt emulsion sealer because it’s genuinely better for Colorado conditions and better for your property long-term.
Asphalt emulsion is petroleum-based like your pavement, which means it bonds more naturally and maintains surface flexibility through Colorado’s temperature swings. It’s also safer — coal tar contains polycyclic aromatic hydrocarbons (PAHs) that are being banned in more cities every year.
We apply two full coats every time. No single-coat jobs, no diluted material, no shortcuts. If you’re getting a quote that seems cheap, ask what they’re applying and how many coats.
Why Two Coats?
Single-coat sealcoating is the most common shortcut in the industry. It looks fine when fresh but wears down significantly faster — especially in Colorado’s UV-heavy environment.
First coat: penetrates and bonds to the oxidized asphalt surface, restoring flexibility and filling micro-voids.
Second coat: builds the protective layer thickness needed to resist UV radiation, water penetration, and traffic wear for a full 2–4 year cycle.
The difference in material cost between one and two coats is small. The difference in durability is significant. We apply two coats on every job — residential driveways and commercial lots alike.
If a contractor quotes sealcoating at a price that seems too good to be true, ask how many coats, what material, and whether crack sealing is included. Most low quotes are single-coat with no prep.
Best Time to Sealcoat in Colorado Springs
Sealcoating requires surface temperatures above 50°F and no rain in the forecast for 48 hours. In Colorado Springs, that narrows your window significantly.
We Seal Commercial Properties Too.
From Safeway to Walgreens to Dollar General — Clear Choice has sealcoated some of the highest-traffic commercial lots in Colorado Springs. We coordinate around business hours, minimize disruption, and deliver professional results that protect your property investment for years.
Commercial sealcoating projects require more planning, section-by-section scheduling, and faster material application to minimize business disruption. Our crew handles it all — from traffic cone setup to final striping restoration.
Get a Commercial Quote
What Does Sealcoating Cost in Colorado Springs?
Sealcoating pricing varies based on surface area, condition, and whether crack sealing is needed. Here are real-world ranges for Colorado Springs projects.
These are estimates — not guaranteed prices. Every property is different. Surface condition, square footage, amount of cracking, and number of obstacles all affect final cost.
The best way to get an accurate price is a free on-site estimate — which is exactly what we offer. Oldan personally measures and assesses your pavement before giving you a written quote.
A note on cheap quotes: If you’re getting sealcoating quotes significantly below these ranges, ask how many coats, what material, and whether crack sealing is included. Most low-ball quotes are single-coat, diluted sealer, with no prep work. That’s money wasted — it won’t last.
Our pricing reflects two full coats of asphalt emulsion sealer, proper surface prep, and crack sealing where needed. No hidden fees. No surprises.
Sealcoating FAQ
How often should I sealcoat my driveway in Colorado Springs?
Every 2–4 years. Colorado’s UV intensity at elevation and 40+ freeze-thaw cycles per year accelerate asphalt deterioration faster than most of the country. Every 3 years is the sweet spot for most residential driveways.
Do I need to seal cracks first?
Yes — always. Sealcoating over unsealed cracks is wasted money. Water will continue entering through the cracks regardless of how good the sealer looks on top. We seal all cracks before applying any sealer.
How long does sealcoating last in Colorado?
With two-coat application and proper prep, typically 3–5 years in Colorado Springs conditions. Single-coat applications in Colorado may only last 1–2 years due to UV and freeze-thaw stress.
Why do you use asphalt emulsion instead of coal tar?
Asphalt emulsion bonds more naturally with asphalt pavement, maintains flexibility better through Colorado’s temperature swings, and is safer — coal tar contains PAHs that are increasingly regulated. It’s a better product for Colorado conditions.
How long before I can drive on sealed asphalt?
24 hours minimum for foot traffic, 48 hours for vehicles. In cooler weather, wait the full 48 hours. We’ll give you a specific recommendation based on conditions on the day of your job.
Can you sealcoat a driveway with existing cracks?
Yes — but we seal the cracks first. If cracking is severe (alligator cracking or structural failure), we may recommend repair or resurfacing before sealing. We’ll tell you honestly what your pavement actually needs.
How do I know if my driveway needs sealcoating?
If your asphalt has turned gray or brown instead of black, if you see surface cracking, or if it’s been more than 3 years since the last application — it’s time. We can assess during your free estimate.
Do you do commercial sealcoating?
Yes — commercial lots are a significant part of what we do. We’ve sealcoated lots for Safeway, Walgreens, Dollar General, HOA communities, and churches. We work around business hours and minimize disruption.
What’s included in your sealcoating service?
Surface cleaning, oil spot treatment, crack sealing, two coats of asphalt emulsion sealer, and a final walkthrough with Oldan. One-year warranty on all work. No hidden fees.
How far in advance should I book?
Typically 1–2 weeks out, though peak summer scheduling can run longer. We aim to complete most jobs within 1 week of booking. Call (719) 285-9736 to check current availability.
Do you offer sealcoating in Fountain, Monument, and Falcon?
Yes — we serve Colorado Springs and all surrounding communities including Fountain, Monument, Falcon, Peyton, Security-Widefield, Black Forest, Woodland Park, and Pueblo.
Is there a warranty on your sealcoating work?
Yes. Every sealcoating job comes with a one-year warranty. If there’s a problem with our work within a year, we come back and make it right. No questions, no excuses.
Areas We Serve
Get Your Sealcoating Quote in 24 Hours.
Colorado Springs’ freeze-thaw sealcoating specialists. Two coats, asphalt emulsion, owner on every job. Book before August for 10% off.
(719) 285-9736 Get Your Quote in 24 Hours ⭐ 5-Star Rated · Licensed & Insured · 1-Year Warranty · Serving Colorado Springs Since 2017