For property owners with long driveways or private roads, asphalt isn’t the only option. Chip seal is gaining attention as a cost-effective, durable solution—especially for rural settings where appearance, traction, and longevity still matter, but full-depth asphalt may not be the right fit.
So, is chip seal right for your property? Let’s walk through what it is, how it performs, and when it makes the most sense to use it.
What Is Chip Seal?
Chip seal, also known as tar-and-chip, is a surface treatment that combines a layer of hot liquid asphalt with crushed stone aggregate. The asphalt acts as a binder, and the stone provides texture, strength, and skid resistance. Once applied, the surface is rolled and compacted for a bonded, wear-resistant finish.
Unlike traditional asphalt, chip seal doesn’t require heavy machinery or full-depth installation. It’s a surface-level treatment, making it a practical and economical choice for roads or drives that don’t see heavy commercial traffic but still require structure and reliability.
Key Benefits of Chip Seal for Rural Properties
1. Lower Cost Than Full Asphalt Paving
One of the biggest advantages of chip seal is affordability. On average, chip seal costs significantly less than asphalt because it requires less material, less labor, and less equipment. For long driveways or roads on large plots of land, the savings can add up quickly.
2. Improved Traction
The textured finish of chip seal provides excellent grip underfoot and for vehicles—especially valuable for areas with elevation changes, curves, or loose gravel. Unlike gravel, the aggregate in chip seal is locked into place, reducing slippage and washout.
3. Dust Control
If your current road is gravel or bare soil, dust can be a constant issue—coating vehicles, blowing onto porches, and impacting air quality. Chip seal significantly reduces dust by binding the surface and keeping fine particles from becoming airborne.
4. Weather Resistance
When properly installed, chip seal offers solid performance against sun exposure, water, and freeze-thaw cycles. It seals off minor imperfections and helps prevent erosion or raveling on rural lanes and long driveways.
5. Natural Look That Blends With Surroundings
Many property owners prefer chip seal because it offers a rustic, natural appearance that complements rural landscapes and farm-style properties. It blends better with native surroundings than black asphalt, especially when using lighter aggregate.
When Chip Seal Is the Right Fit
Chip seal isn’t for every project—but it’s an excellent solution when:
- Your road or driveway spans a long distance. Full asphalt on a 1,000+ foot stretch can be expensive. Chip seal cuts cost without sacrificing function.
- The surface sees light to moderate traffic. It’s ideal for passenger vehicles, utility trucks, and light equipment—not heavy commercial fleets.
- You’re upgrading from gravel. Chip seal is a natural next step for property owners who want to eliminate dust, reduce maintenance, and stabilize the surface.
- You have a solid base already in place. Chip seal requires a prepared sub-base—whether from gravel or compacted soil. If your current surface is stable, installation can move quickly.
- You want long-term results without the price tag of asphalt. With proper maintenance, chip seal can last 7–10 years or more.
When to Consider Alternatives
While chip seal offers many benefits, it’s not always the best choice. Consider a different approach if:
- You expect heavy traffic loads (frequent semis, equipment haulers, etc.). Full-depth asphalt or reinforced concrete will offer better long-term strength.
- You need a completely smooth surface (for high-speed traffic or ADA compliance). Chip seal has a textured finish and is not as even as asphalt.
- Your base needs significant reconstruction. If the subgrade is unstable, poor drainage exists, or erosion is present, additional base work will be needed before any surfacing is applied.
Chip Seal vs. Asphalt: Quick Comparison
| Feature | Chip Seal | Asphalt |
| Cost | Lower upfront | Higher upfront |
| Surface Texture | Textured (more traction) | Smooth (quieter, sleeker) |
| Durability | 7–10 years with maintenance | 15–20+ years with maintenance |
| Application Time | Faster to install | Longer due to prep and curing |
| Aesthetics | Natural, blends with landscape | Clean, uniform blacktop |
| Maintenance | Occasional re-seal, loose chips | Sealcoating and crack filling |
Our Process for Chip Seal Projects
At PMG Paving LLC, we take the same care with chip seal that we do with asphalt. Every project starts with an evaluation of the surface and base conditions. From there, we:
- Grade and compact the base (or repair if needed)
- Apply hot liquid asphalt evenly across the prepared surface
- Spread uniform layers of clean aggregate stone
- Compact and roll the stone for bonding
- Sweep excess rock once cured for a clean, consistent finish
We can also incorporate edge restraints, tie-ins to existing pavement, and drainage adjustments as needed.
Is Chip Seal Right for You?
If you’re managing a rural property in North Texas and want a stable, cost-effective surface that performs well without the full investment of asphalt, chip seal is worth serious consideration. It provides a cleaner, longer-lasting alternative to gravel and a more affordable option than paving—especially for long drives, private roads, or farm lanes.
Interested in chip seal for your property?
Request a quote or contact PMG Paving LLC to schedule a site visit and learn if chip seal is the right solution for your driveway or road.