Nobody publishes real prices, every quote requires a phone call, and the range on the phone runs from suspiciously cheap to unexplained thousands. Here’s the transparent version.

The short answer

Around greater Puget Sound in 2026, a professional soft wash of an average two-story home runs $450–$900. Larger and more complex homes — three stories, extensive gables, mixed materials, waterfront exposure — run $900–$2,000+. Roof treatment is its own line: typically $700–$1,600 for composite roofs, more for tile and cedar.

At Evergreen our published starting prices are $595 for a house wash and $895 for a roof soft wash, with every project confirmed as a fixed written quote before work begins.

What actually drives the price

  • Height and access. Every story multiplies time and rigging. A walk-around rambler is half the job of a three-story waterfront home with a daylight basement on the water side.
  • Growth severity. A light annual refresh and a first-clean-in-a-decade are different projects. Heavy lichen and moss demand dwell time, repeat passes, and more chemistry.
  • Materials. Vinyl is forgiving. Cedar, EIFS/stucco, and historic paint demand gentler solutions, lower pressure, and slower hands.
  • Landscaping. Dense foundation plantings must be pre-soaked, covered, and rinsed throughout — a real labor line, and the one cheap quotes silently skip.

What should be included (ask explicitly)

A professional house-wash quote includes all siding plus soffits, fascia, and gutter exteriors; a window rinse; plant and fixture protection; and some form of longevity promise — ours is a 2-year algae-free warranty. If any of those are “extra,” the low price isn’t low.

Red flags in cheap quotes

  1. “We pressure wash houses.” That sentence alone should end the call — high pressure on siding causes the damage described in our method comparison.
  2. No certificate of insurance offered. Uninsured wand work on a ladder is your liability, not theirs.
  3. Price-per-hour. Professionals quote the outcome, not the meter.
  4. No mention of your plants. The chemistry that kills algae kills hydrangeas too, unmanaged.

When washing is an investment, not an expense

Two moments make the math unambiguous: before listing a home — brokers consistently report washed exteriors photograph and show dramatically better — and before repainting, when a proper wash reveals which surfaces actually need paint and which just needed the grime gone. More than one client has deferred a five-figure paint job a full cycle after seeing their real siding color again.

For a fixed number on your own home, request a quote — most come back within a business day, no walkthrough required.