Real gutter cleaning prices for Woodstock, Marietta, Roswell, and metro Atlanta — by home size, story count, debris load, and complexity. Numbers from a local contractor who actually writes these quotes every week, not aggregated survey data from anonymous homeowners across the country.
Most cost pages on this topic are nearly useless. They quote ranges so wide (“$75 to $400!”) they tell you nothing useful, cite national averages that don’t reflect any specific region, or are written by content marketers who’ve never put a foot on a ladder. The pages that rank highest on Google for this search are mostly DR-heavy national aggregators (Angi, Homewyse, LeafGuard) — they’re authoritative-looking but they’re just averaging numbers from across the country.
We do this work in metro Atlanta every week. Below are the actual ranges we write into estimates, what drives the variation, and what to watch out for in other contractors’ quotes.
Get a Free Written Estimate — 770-369-3743
The Headline Numbers
For typical metro Atlanta homes with light to moderate debris in 2026:
Single-story home:
- Up to 150 linear feet of gutters: $175–$225
- 150–250 linear feet: $225–$300
- 250+ linear feet: $300–$400+
Two-story home:
- Up to 150 linear feet: $300–$400
- 150–250 linear feet: $400–$550
- 250+ linear feet: $550–$700+
Three-story home, walkout basement rear, or unusual access:
- Quoted on-site — typically $500–$900+ depending on specifics
Heavily clogged or 2+ year buildup: add $75–$200 to any of the above.
These are turnkey ranges — hand cleaning, downspout flushing, drainage verification, inspection, debris removal, and photo documentation included. The whole cleaning process is on our gutter cleaning page.
What Drives Cost Up
In rough order of impact:
1. Linear footage. The biggest single factor. A 100-foot bungalow is significantly less work than a 250-foot two-story. Most metro Atlanta homes fall in the 150–250 range.
2. Number of stories. Two-story homes typically run 60–80% more than equivalent single-story homes for the same footage. The cost reflects actual labor — more ladder setup, more equipment, more time at height, two-person crew requirements. Three-story or walkout-basement rear elevations push higher.
3. Debris load. Light maintenance cleanings (annual or semi-annual schedule kept current) are at the low end of each range. Heavy accumulation from 2+ years of skipped cleaning typically adds $75–$200 because the actual labor doubles or triples — sometimes literal shovels and buckets of compacted debris versus a normal hand-clearing job.
4. Roof pitch. Steep roofs make the work slower and require more careful ladder positioning. Standard pitches (under 8:12) are typical pricing; steep pitches (above 8:12) typically push prices toward the upper end of each range or beyond.
5. Access difficulty. Constrained backyards, slopes, narrow side yards, decks blocking ladder placement, fences requiring tools to be carried around — all add real time. A home with five-foot side yards and a fenced backyard takes meaningfully longer than the same footage on an open lot.
6. Roofline complexity. Multiple roof planes, dormers, intersecting gables, complex valleys — each transition needs individual attention. A simple ranch is the cheapest per foot to clean; a Victorian or a complex new build with cut-up rooflines costs more.
7. Underground drainage cleanout. Standard downspout flushing (from the top, verifying flow at discharge) is included. If we find clogged underground drainpipes (the buried tie-ins that take water from the downspout to a daylight point), clearing those is a separate service quoted on-site. Underground clogs typically add $100–$300 depending on access.
8. Number of downspouts. More downspouts means more flushing and more verification. A typical metro Atlanta home has 4–6; larger homes can have 8–12 or more.
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What Drives Cost Down
1. Regular schedule. Customers on a 2x or 3x annual rhythm consistently see lower per-visit pricing than one-off “haven’t cleaned in years” jobs. The work is faster, the debris is lighter, and the relationship is established.
2. Easy access. Single-story homes with open lot access on all sides, low roof pitch, and proper drainage clearance run at the low end of the range.
3. Combined services. Cleaning bundled with combined roof debris clearing on the same visit is meaningfully cheaper than two separate visits.
4. Whole-property service. A complete cleaning of all elevations together is more efficient than a partial cleaning followed by a return visit. We rarely quote partial cleanings.
5. Off-season scheduling. Late winter and very early spring (mid-January through March) tend to be slower in the gutter business. We don’t run formal discounts, but scheduling flexibility creates real savings on some jobs in those months.
6. Referral and repeat-customer pricing. We track this internally — repeat customers and direct referrals see better pricing than first-time inquiries. The math reflects lower acquisition cost on our side, and we pass it through.
What’s Included vs What’s Extra
What every quality cleaning quote should include:
Always included:
- On-site arrival, evaluation, and confirmation of scope
- Hand removal of all debris from gutters (not leaf-blowing)
- Removal of debris from roof edges and corners directly above the gutter line
- Full downspout flushing from the top, with flow verification at every discharge point
- Visual inspection of gutter system (pitch, hangers, seams, fascia condition behind)
- Photo documentation of before/after condition and any issues found
- Exterior wipe-down of streaking on gutter faces (light streaking)
- Complete bagging and removal of all debris from the property
- Walkthrough on completion if you’re home
Quoted separately as line items (so you see what you’re paying for):
- Underground drainpipe clearing if found clogged
- Repair work for issues found during cleaning (loose hangers, seam leaks, settled runs)
- Heavy debris cleanout beyond normal maintenance levels
- Combined roof debris clearing (the combined service)
- Commercial or multi-family scope work
- Travel adjustments for jobs outside our standard service area
Red flags in other contractors’ quotes:
- Single-line “gutter cleaning” pricing with no detail of what’s included
- “$99 specials” or similar deep discounts (almost always a leaf-blower job, not a real cleaning)
- Pre-install cleaning quoted as an “extra” the day of service
- No photo documentation offered
- No mention of downspout flushing as part of the scope
- “Lifetime guarantee” or other unrealistic claims that the cleaning industry doesn’t support
- Pricing quoted entirely over the phone without seeing the property (large jobs only — see below)
Why Cheap Quotes Are Cheap
If you’ve gotten quotes substantially lower than the ranges above — the $99 specials, the $79 specials, the door-hangers with “$129 gutter cleaning!” — those quotes usually aren’t a real cleaning. Here’s what’s typically included in those services:
The leaf-blower job. A contractor with a backpack blower walks the roof and blows debris out of the gutters and off the property. Twenty-five minutes, in and out, no downspout flushing, no inspection, no debris collection. The debris ends up on your landscaping, on your neighbor’s property, and back in your gutters within the next storm.
The “spot clean” approach. Visible debris from the ground gets removed. Anything inside the gutter that can’t be seen from below — compacted material, downspout clogs, drainage issues — stays where it was. The gutters look clean from the curb; functionally they’re unchanged.
The “loss leader” approach. A genuine cleaning at a deeply discounted price, with the assumption that the contractor will upsell additional services on-site. Some operators do this honestly; many do it dishonestly by inventing problems that don’t exist.
The uninsured operator. Real general liability and workers’ comp coverage costs money. Operators who skip insurance can quote 30–50% lower than insured contractors — until something happens on your property, at which point you find out the insurance certificate they showed you doesn’t exist or doesn’t apply.
The 25-minute leaf-blower job is genuinely cheaper than what we charge. It’s also genuinely a different service. If a fast blow-out from the roof is what you actually want, those operators exist and they’re not all bad. If you want gutters that work cleanly through the next year, the $175–$300 range reflects what the actual work costs.
Call 770-369-3743 or use our Contact Form to schedule a FREE QUOTE today!
What National Estimates Miss
If you’ve looked at Angi, HomeGuide, Homewyse, or the LeafGuard cost article that’s currently ranking, you’ve probably seen ranges like “$75 to $400” or “national average of $160.” Those numbers are technically accurate aggregations of survey data — but they’re not very useful for budgeting a real job in metro Atlanta.
What gets lost in the national averages:
Regional debris loads. A gutter cleaning in metro Atlanta (heavy pine + hardwood cover, year-round drop, frequent storms) is substantially more work than the same square footage in a low-debris region. The national average bakes in markets where annual cleaning is a 30-minute job.
Regional labor costs. Metro Atlanta is not the cheapest market in the country, and the contractors who do this work professionally — properly insured, properly trained, properly equipped — price accordingly.
Real two-story pricing. National averages tend to hide the steep cost jump between single-story and two-story work. The actual delta is 60–80%, not the 20–30% the aggregators often show.
The cleaning vs. blow-out distinction. National data treats $99 leaf-blower jobs and $250 hand-cleanings as the same service. They aren’t.
The $175–$300 single-story and $300–$550 two-story ranges on this page reflect actual quality cleaning in metro Atlanta in 2026, not a national average smoothed across markets.
When You’d Get a Quote Over the Phone
We don’t quote standard residential cleanings over the phone — every home is different, and a real number requires seeing the property. But there are a few cases where phone pricing makes sense:
Repeat customers. If we’ve cleaned your home before, we can give you a near-exact phone quote for the next visit. Conditions don’t usually change much between cleanings.
Standardized neighborhoods. Some Atlanta neighborhoods have a tight cluster of similar floor plans (specific subdivisions where the developer built variations of 3–5 plans across hundreds of homes). If you tell us your subdivision and house plan, we can often give a tight range on the phone.
Very small jobs. A single-story home under 100 linear feet with easy access can sometimes be quoted with a basic phone conversation.
Commercial buildings with public information. Office parks, retail spaces, or multi-family properties where we can see the building from public road and pull rough specs.
For everything else, the on-site evaluation is free and takes 15–20 minutes. We’d rather give you a real number than a guess.
How Pricing Compares Across the Region
A few notes on what we see across the metro Atlanta market:
Cobb County (Marietta, East Cobb, Smyrna, Kennesaw, Powder Springs): Average debris loads, average pricing. This is the heart of our work. Mature tree cover varies neighborhood to neighborhood — older subdivisions tend toward the higher end of debris loads.
Cherokee County (Woodstock, Canton, Holly Springs, Ball Ground, Hickory Flat): Heavy pine cover in many neighborhoods, slightly elevated debris loads. Pricing tracks the same ranges with more jobs landing in the upper-middle of the range.
North Fulton (Roswell, Alpharetta, Milton, Sandy Springs): Larger homes on average, more 2-story and 3-story properties, larger linear footage. Total job costs run higher because the homes are larger, not because the per-foot pricing differs.
Paulding County (Dallas, Hiram): Mix of newer subdivisions (lighter trees, lower debris) and rural-feel properties (heavier trees, more debris). Wide variation depending on the specific neighborhood.
We don’t surcharge by ZIP code, but we do quote based on the actual conditions at your home. A 200-foot two-story in a heavily-treed Marietta neighborhood and a 200-foot two-story in a newer Cumming subdivision are different jobs even though they’re the same size on paper.
How Often Should You Pay for This
This belongs on a pricing page because cleaning frequency is the biggest single factor in lifetime cleaning costs.
For a typical metro Atlanta home with moderate tree cover:
- 2 cleanings per year (spring + late fall): $400–$1,000/year combined
- 3 cleanings per year (spring + summer + late fall): $600–$1,500/year combined
- 4 cleanings per year (pine-heavy properties): $800–$2,000/year combined
The math on cleaning frequency:
- Homes that clean 2–3x per year typically spend less than half of what homes spend in catch-up work after letting it lapse for 2+ years
- Skipped cleanings beget more expensive cleanings beget structural damage that beggets full-system repair work
- A $300 cleaning twice a year prevents thousands of dollars of cascading damage
For more on whether gutter guards make sense as an alternative to ongoing cleaning costs, see our gutter guard cost page and are gutter guards worth it post. Short version: for homes with heavy tree cover, guards typically pay back in 3–5 years of saved cleaning costs.
Call 770-369-3743 or use our Contact Form to schedule a FREE QUOTE today!
Estimate Process
What to expect when you call for a quote:
1. Initial phone conversation. Brief description of your home — size, story count, tree cover, when the gutters were last cleaned, what’s prompting the inquiry. We schedule a visit; we don’t quote standard jobs from a phone conversation alone.
2. On-site evaluation. We come to the home, walk all elevations, measure linear footage, evaluate debris load, assess gutter condition, check access. Typically 15–25 minutes on-site.
3. Written quote within 24–48 hours. Itemized — base cleaning, any debris-load adjustments, any access factors, any repairs we noticed that you may want addressed. No expiration timer, no “today-only” pricing.
4. Your decision, your timeline. No pressure. Most customers get one or two other quotes for comparison — we’d encourage that. Same-week scheduling is standard once you decide to move forward.
The whole estimate process is free, including the on-site visit, whether or not you proceed with the work.
Common Questions
Most single-story metro Atlanta homes run $175–$300 for a complete cleaning. Two-story homes typically run $300–$550. Heavily clogged systems or 2+ year buildup adds $75–$200. Full ranges and what drives them are detailed in the breakdown above.
Because the $99 specials usually aren’t real cleanings — they’re 25-minute leaf-blower jobs that don’t include downspout flushing, debris removal, or inspection. We do the actual work, and the price reflects that. We’re happy to lose a job to a leaf-blower operation if that’s what someone genuinely wants; we’d rather quote the real cost of doing it right.
Two-story cleanings typically run 60–80% more than equivalent single-story work for the same footage. Most two-story metro Atlanta homes fall in the $300–$550 range. Walkout-basement properties, three-story homes, or homes with steep roof pitches and difficult access push higher.
National averages are around $160–$200 per cleaning, but national averages aren’t very useful for budgeting a specific job. Metro Atlanta tends to run higher than the national average because of heavy debris loads and higher regional labor costs. Real ranges for our market are in the breakdown above.
Yes — leaf-blower operations and uninsured contractors quote well below the ranges above. The savings come at a cost: incomplete work, no inspection, no documentation, no real downspout maintenance, and no insurance protection if something goes wrong. We’re not the cheapest option; we’re the option that does the actual job properly.
We quote total job pricing, but the linear footage of your gutters is the largest input to that number. You can roughly think of our pricing as $1.25–$2.00 per linear foot for single-story work and $2.00–$3.00 per linear foot for two-story, with adjustments for debris load, access, and complexity.
Yes — no charge for the visit, no obligation to proceed. We come out, give you a real number in writing, and you decide on your own timeline.
Late fall (mid-November through mid-December) and early spring (March–April) are our busiest months. Scheduling is generally faster in summer and late winter, and very occasionally we’ll offer flexible-scheduling pricing in slower months. We don’t run “seasonal sales” because that’s a marketing tactic; we just have natural slack capacity at certain times of year.
Large three-story homes on heavily-treed lots with significant linear footage, walkout basements, multiple drainage tie-ins, and 2+ years of accumulated debris can run $1,500–$2,500+ in a single cleaning. These are rare — most jobs land in the headline ranges at the top of this page.
Yes, for commercial, multi-family, HOA, and property management clients managing multiple buildings. We have a separate commercial gutter cleaning page (coming soon) that covers this. For residential homeowners, we don’t push annual contracts — most customers settle into a 2x or 3x annual rhythm naturally without a formal contract.
We tell you on the spot and adjust the quote with your approval before continuing. We never do unauthorized work and bill you for it. If the original estimate genuinely didn’t anticipate the actual conditions, we’ll explain what we found and what it would take to do the job right; you decide whether to proceed.
All three. Card payments have no surcharge. We don’t require deposits for residential jobs.
We don’t have direct pricing comparison data on those operators in metro Atlanta. Anecdotally, national gutter cleaning brands typically quote 20–60% higher than independent local contractors because of their marketing and sales overhead. We compete on actual work quality and transparent pricing, not on brand recognition.
Get a Free Written Estimate
If you want a real number for your specific home — itemized, written, no-obligation, no pressure — we’d be glad to come look at the property and put it together. Same-week scheduling is standard.
We’re a local contractor based in Woodstock. We do the work ourselves. We’ve cleaned 500+ metro Atlanta homes and our pricing reflects what the work actually costs to do well.
Call 770-369-3743 or use our Contact Form to schedule a FREE QUOTE today!