Paving the Way for Success: Asphalt vs. Concrete in Commercial Land Development

By: Luke McIntosh, P.E., Partner - Overland Park, KS – August 11th, 2025 

When it comes to developing commercial properties, one of the more critical decisions is the choice of paving material for parking lots, access roads, and other surfaced areas. The two primary contenders, asphalt and concrete, each offer unique advantages and disadvantages that can significantly impact a project’s budget, timeline, and long-term maintenance costs. Understanding the key differences is essential for developers looking to maximize their investment and create a durable, functional property.

Initial Cost & Installation:

One of the most significant factors driving the choice between asphalt and concrete is the upfront cost. Asphalt is typically the more budget-friendly option, with initial installation costs often 30-50% lower than concrete. This is primarily due to the lower cost of raw materials and a faster, less labor-intensive installation process. Asphalt surfaces can be laid and compacted in a single day, and the area can be opened to traffic relatively quickly, minimizing disruption to a project schedule.

Concrete, while more expensive initially, offers a different value proposition. Its installation is more complex and time-consuming, requiring precise formwork and a curing period that can last several days to weeks. This extended timeline can impact project schedules, but the payoff is a surface known for its exceptional durability.

Durability & Longevity:

This is where the long-term value of concrete often shines. A well-maintained concrete surface can last 30-40 years or more, easily outliving its asphalt counterpart, which typically has a lifespan of 15-20 years with proper maintenance. Concrete is highly resistant to heavy loads, making it ideal for high-traffic areas, loading docks, and truck terminals where heavy vehicles are a constant presence. It also withstands extreme heat and sunlight better, resisting the softening and rutting that can occur in asphalt.

While less durable, modern asphalt mixes are engineered for strength and longevity. Regular sealcoating and crack filling are crucial for extending an asphalt pavement’s life and protecting it from the elements, particularly water penetration and UV damage.

Maintenance & Repair:

The maintenance requirements for each material are another critical consideration. Asphalt requires a proactive maintenance schedule, including sealcoating every 3-5 years to protect the surface and periodic crack sealing. However, when repairs are needed, asphalt is relatively easy to patch, and damaged sections can be milled and repaved without affecting the entire surface.

Concrete's low-maintenance nature is one of its biggest selling points. It does not require sealcoating and is less prone to cracking. However, when cracks or damage do occur, repairs can be more complex and costly. Replacing an entire section of concrete is a more involved process than patching asphalt, but it is often less frequent.

Environmental & Aesthetic Factors:

Both materials have environmental considerations. Asphalt is a petroleum-based product, but it is also one of the most recycled materials in the United States, with a significant portion of new asphalt containing recycled content. Concrete production, while energy-intensive, is using more sustainable practices and recycled materials like fly ash to reduce its carbon footprint.

Aesthetically, the choice depends on the desired look. Asphalt’s dark, seamless surface is a classic choice for parking lots. Concrete, with its lighter color, can offer a more modern and clean aesthetic. The lighter color of concrete also has a practical benefit: it reflects more sunlight, reducing the "heat island effect" and potentially lowering ambient temperatures around the property.

Making the Right Choice:

The decision between asphalt and concrete ultimately depends on the specific needs of commercial development.

· Choose Asphalt if: Budget is a primary concern, the project has a tight timeline, and the traffic volume is moderate. The developer is prepared to commit to a regular maintenance schedule.

· Choose Concrete if: The project requires exceptional durability for heavy loads and high traffic, the long-term cost of ownership is a priority over initial investment, and a low-maintenance surface is desired.

On many project sites, it’s a combination of both pavement types, with the site tailored to the known uses & anticipated path of travel for different categories of traffic. Often, ADA accessibility compliant parking bays near the front entrance of a building are better served by a concrete pavement. These special stalls have strict slope limits. Asphalt pavement is installed by laying loose “lifts” of uncompacted material. It is then compacted down by mechanical equipment. A quality asphalt subcontractor can have impressive precision in this process, but the margin of error is still often greater than what is allowed for ADA compliance. The formwork required by concrete pavement installation provides a much higher level of precision in controlling the pavement’s final elevation and ensuring compliance with the design. 

As a company committed to delivering high-quality commercial development, we work closely with our clients to evaluate these factors and recommend the best paving solution for their unique project goals.

“The decision between asphalt and concrete is not just about price; it’s about a long-term investment in the property’s functionality and value,” said Luke McIntosh, PE, at Davidson A+E. “We help our clients weigh these factors to ensure they choose a solution that meets their budget today and serves their business needs for decades to come.”