Mon-Sun 08:00 AM - 05:00 PM
Premium commercial-grade sealcoat that protects from UV damage, water, and oil — extending asphalt lifespan by years.
Get a free estimate →Crisp, ADA-compliant parking lot striping using industrial traffic paint. Restripe, redesign, or layout from scratch.
Get a free estimate →Patching, resurfacing, and full-depth repair for cracked, sunken, or damaged asphalt — done right the first time.
Get a free estimate →Stop small cracks from turning into expensive repairs. Hot-rubberized sealing locks out water and prevents spread.
Get a free estimate →Permanent pothole repair using hot-patch and infrared techniques. Smooth, lasting results that hold up to traffic.
Get a free estimate →Full-service maintenance for shopping centers, apartment complexes, HOAs, and industrial properties. We work around your hours.
Get a free estimate →Hundreds of homeowners, property managers, and business owners across Bucks County and Eastern Pennsylvania trust MackSeal to protect and restore their asphalt.
"Colin and his crew did an amazing job on our driveway. Showed up on time, work was spotless, and the price was exactly what was quoted. Can't recommend them enough."
Mike T.
Official Google Review · 2 months ago
Residential Sealcoating"Used Mack Seal for our HOA parking lot — 40,000 sq ft. They completed the entire job in two nights and it looks brand new. Property managers, look no further."
Jennifer R.
Official Google Review · 4 months ago
Commercial Sealcoating"Third year using them. Consistent quality every time. The crack filling and sealcoating makes our lot look professionally maintained. Highly professional operation."
Dave K.
Official Google Review · 1 month ago
Crack Sealing + Sealcoating"Got three quotes and Mack Seal was the most thorough. They noticed issues the others missed, gave us a detailed writeup, and the finished job exceeded expectations."
Sarah M.
Official Google Review · 3 months ago
Line Striping
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We're not a national chain. We're not a franchise. MackSeal is a family-owned asphalt company based right here in Bucks County, Pennsylvania — and we've spent years protecting driveways, parking lots, and commercial properties across the region.
When you call MackSeal, you talk to a real person. When we quote a job, the price is the price. And when we show up, we treat your property the same way we'd treat our own.
Every service we offer, under one trusted local roof:
Asphalt isn't just a surface — it's an investment in your property's safety, appearance, and value. At MackSeal, every job is built around protecting that investment with quality materials, experienced crews, and honest service.
A proper sealcoat is more than spraying black paint. We clean the surface, fill cracks, treat oil stains, and apply a commercial-grade sealer that bonds and cures correctly. The result: a finish that holds color, sheds water, and lasts.
Faded lines cost you in safety, ADA compliance, and curb appeal. Our striping crews work with property managers, retail owners, and HOAs across Bucks County to design, lay out, and paint lots that look professional and direct traffic safely.
We don't cover up problems — we fix them. Whether it's hot-patching potholes, sealing alligator cracking, or full-depth removal and replacement, our repair work is built to outlast the warranty.
From small residential driveways to multi-acre commercial properties, we have the equipment, the crew size, and the experience to handle large-scale projects on tight timelines — without cutting corners.
With MackSeal, You Will:
Fill out the form and we'll personally reach out within 24 hours to schedule your free, no-obligation estimate.
Call Anytime
(215) 801-1401
We'll respond within 24 hours.
But that's not the only reason property owners across Bucks County choose us.
We hold every job to the same standard, whether it's a 1,000 sq ft driveway or a 5-acre commercial lot. From the first walk-through to the final inspection, you'll see the difference experienced, detail-oriented crews make.
As a local family business, we want every neighbor we work for to feel they got a fair price and a great job. If something isn't right, we come back and fix it — no excuses, no hassle.
We show up on time, treat your property with respect, and communicate clearly through every step of the project. The way our team behaves on your property matters as much to us as the work itself.
Real jobs, real results. See the difference professional asphalt care makes.
From first call to finished job, we keep it simple and communicate every step of the way.
Fill out our short form or call (215) 801-1401. We'll schedule a free on-site visit at a time that works for you.
We provide a detailed, itemized written quote. No vague pricing, no hidden fees. You approve it, we schedule the job.
Our crew arrives on schedule, works cleanly, and doesn't leave until the job is done right. You'll be amazed at the difference professional asphalt care makes.
Not sure if sealcoating is right for your property, or wondering how long a job takes? We've answered our most common questions here.
Get a Free Estimate →Sealcoating
For residential driveways, we recommend sealcoating every 2–3 years. Commercial parking lots typically need it every 3–5 years depending on traffic volume, climate exposure, and current condition. We'll assess your property and recommend a maintenance schedule that fits your budget.
A freshly applied sealcoat needs 24–48 hours of dry weather before it's safe for foot traffic, and 48–72 hours before vehicle use. We always apply sealcoat in warm, dry conditions and let you know the exact re-entry time before we leave.
Not without addressing the cracks first. We always fill and seal cracks before applying sealcoat — otherwise moisture gets under the surface and defeats the purpose. All crack repair is included in our pre-sealcoating prep when applicable.
Repairs
Crack sealing is a repair — we inject hot-rubberized material into individual cracks to seal out water and prevent them from spreading. Sealcoating is a protective layer applied over the entire surface. Both are important, and they work best when done together.
Yes, with the right technique. We use hot-patch asphalt and infrared repair methods that bond with the surrounding material to create a permanent, smooth repair. Cold-patch materials from hardware stores are temporary fixes — they won't last through a winter.
Line Striping
Yes. If you need a completely new layout — whether you're restriping a repaved lot or designing a new space — we'll work with you to create an ADA-compliant layout that maximizes the number of spaces and traffic flow. We provide a layout drawing before any paint hits the ground.
Pricing & Scheduling
Pricing varies based on the size of the surface, the amount of prep work needed (crack filling, edging, oil treatment), and the number of coats. Residential driveways typically range from a few hundred dollars for a standard driveway up to several thousand for a large lot. We provide a free, detailed estimate so you know the exact price before we start.
During our peak season (April through October), we recommend booking 1–3 weeks in advance. We do offer same-week service when our schedule allows, especially for urgent repairs. Call us at (215) 801-1401 to check current availability.
