Carpet cleaning costs $25 to $75 a room in 2026, the average residential job comes to about $200, and commercial work is priced by the square foot at $0.15 to $0.35. Pet-stained rooms run 65 to 80 percent more than routine cleaning, which is where the margin is, because the enzyme treatment and the protector are add-ons most owners either forget to sell or give away.
This guide gives you a starting price for every service, explains what pushes the number up or down, and walks one whole-house quote from the front door to the total. The typical column matches the list Zeemy is adding for carpet cleaning accounts, so you can start from it and adjust for your market.
2026 carpet cleaning price table
Twenty services most carpet cleaners quote, with the 2026 national low and high and a typical price you can start from.
| Service | Low | Typical | High | Notes |
|---|---|---|---|---|
| Carpet cleaning, per room | $25 | $55 | $75 | Up to 250 sq ft, pre-spray and spot treatment included. |
| 3-room package | $120 | $150 | $200 | The most common residential booking. |
| 5-room package | $180 | $225 | $300 | Whole-house rate. |
| Hallway | $20 | $30 | $45 | Or a landing. |
| Stairs, per flight | $45 | $55 | $70 | $2 to $5 per step, up to 14 steps. |
| Area rug, small | $58 | $75 | $120 | Up to 5 by 8. $2 to $7 per square foot. |
| Area rug, large | $100 | $150 | $250 | 8 by 10 and up. Wool and silk are specialty. |
| Upholstery, sofa | $100 | $150 | $300 | Three-seat. Leather at the high end. |
| Upholstery, loveseat | $75 | $110 | $200 | Two-seat. |
| Upholstery, armchair or recliner | $50 | $75 | $125 | Recliners take longer than they look. |
| Upholstery, sectional | $150 | $225 | $350 | Up to five seats. |
| Dining chair, each | $15 | $20 | $30 | Seat and back. |
| Mattress cleaning, queen | $50 | $110 | $150 | National average about $100 to $130. |
| Pet odor and stain treatment, per room | $20 | $40 | $60 | Enzyme treatment. The margin line. |
| Carpet protector, per room | $25 | $35 | $60 | $0.15 to $0.30 per square foot. |
| Deodorizer, per room | $15 | $20 | $30 | Quick add-on. |
| Spot and stain removal, per spot | $20 | $30 | $50 | Stubborn spots outside the standard pre-spray. |
| Tile and grout cleaning, per 100 sq ft | $75 | $100 | $300 | $0.75 to $1.25 per square foot without sealer. |
| Grout sealing, per 100 sq ft | $50 | $75 | $125 | Bundle with cleaning at $1.50 to $2.50 per square foot. |
| Commercial carpet, per 100 sq ft | $15 | $25 | $35 | Hot-water extraction. Low-moisture is cheaper. |
"Typical" is the price Zeemy preloads for a new carpet cleaning account, so a new owner can quote on day one and adjust for their market. Low and high are the 2026 national ranges from the pricing guides listed at the end.
What moves the price
Rooms, then square feet
Per-room pricing sells because customers can count rooms. Cap the room at 250 square feet and charge a second room for anything bigger, or the great room eats your afternoon at a bedroom price. Price commercial by the square foot from the start.
Condition and pets
Routine soil and a pet-stained carpet are different jobs. Pet urine needs enzyme treatment and often a second pass, and heavy soil needs pre-spray dwell and agitation. Ask on the phone, confirm at the door, and quote the treatment as a line.
Furniture and access
Moving furniture takes time and risk. Price the room as clear, offer furniture moving as an add-on, and note that beds, entertainment centers, and pianos stay where they are.
Minimums and travel
Your truck-mount costs the same to start for one room as for five. A minimum job of $100 to $150 keeps the one-bedroom apartment profitable, and a travel radius keeps your afternoons from disappearing on the highway.
Commercial contracts
Offices, restaurants, and property managers clean on a schedule and pay by the square foot. Quarterly contracts on recurring invoices are the steadiest money in the trade, and the after-hours work is worth a premium.
A worked quote
A homeowner books whole-house carpets before a party: four bedrooms and a living room, the hall and stairs, and a dog who has had a few accidents in the family room. Here is the quote, built at the front door in about a minute.
Whole house carpets, the Parkers
The five-room package is the base. Hall and stairs are their own line because customers forget them until they see them. The pet treatment is quoted on the one room that needs it, and the protector is offered on the two high-traffic rooms, which is the add-on customers with pets and kids nearly always take.
They approve on their phone, and the invoice goes out before the carpet is dry. Paid at the door, with the office job across town on a quarterly recurring invoice that bills itself.
Pricing tips from the field
Sell protector on every job
Carpet protector costs you little and adds $35 to $60 a room. Offer it on the high-traffic rooms as a line on every estimate. It is the easiest margin in the trade.
Charge for pet treatment as its own line
Enzyme treatment is a real product and a second pass. Put it on the estimate at $20 to $60 a room. Customers with pets expect it and accept it when they can see it.
Package the whole house
Three-room and five-room packages at a slight discount to the per-room price raise your average ticket and make the quote a single decision.
Add upholstery to every visit
You are already in the house with the machine. A sofa at $150 or a sectional at $225 turns a $200 job into a $400 one. Ask every time.
Put commercial accounts on recurring invoices
Quarterly office cleans billed automatically, with automatic reminders, are the accounts that pay the truck note. Sell them, set them up once, and let them bill themselves.
Questions carpet cleaning owners ask about pricing
How much should I charge per room for carpet cleaning?
In 2026, $25 to $75 per room nationally, with most cleaners in the $45 to $60 range for a room up to 250 square feet. Package three or five rooms at a slight discount.
How do I price stairs and area rugs?
Stairs at $2 to $5 per step, or $45 to $70 per flight. Area rugs at $2 to $7 per square foot, or $58 to $120 for a typical rug, with wool and silk priced as specialty work.
What should I charge for pet stains?
An enzyme treatment of $20 to $60 per room on top of the cleaning. Heavily pet-soiled rooms run 65 to 80 percent more than routine cleaning, so name the treatment at the door.
How much is upholstery cleaning?
$100 to $300 for a sofa, $75 to $125 for an armchair, and $150 to $350 for a sectional, with leather at the high end. Offer it on every visit while the machine is already in the house.
How do I price commercial carpet?
By the square foot: $0.15 to $0.35 for hot-water extraction and less for low-moisture cleaning. A 5,000-square-foot office lands around $750 to $2,500. Put commercial accounts on quarterly recurring invoices.
Sources
National ranges come from Thumbtack, Housecall Pro, Angi, and HomeGuide carpet cleaning price guides for 2026, plus Angi guides for upholstery, tile and grout, mattress, and pet odor removal, and the My Carpet Cleaning commercial pricing guide. Prices are 2026 US figures and vary by region; use them as a starting point and adjust for your market.