House Painters in Lakeway, TX

Painting Lakeway homes, from the old resort core to Rough Hollow

Lakeway started as a resort. It was planned in 1962 on a 2,700-acre ranch on Lake Travis. The Lakeway Inn and Marina opened in July 1963, and the town incorporated in 1974. By 2020, about 19,000 people lived here.

That history shows up in the houses. Census data puts the median Lakeway home at 2004. But about 1 in 4 homes were built in the 1970s or 1980s, and more than 1 in 3 went up after 2010. So on one street we may repaint 40-year-old cedar trim. A few miles away in Rough Hollow, we prep a stone and stucco home for its first repaint.

As house painters in Lakeway, we plan each job around that mix. Older homes need more repair and testing before paint. Newer homes need careful color work and HOA approval. Medrano's Painting has painted Central Texas homes since 2014, and owner Antonio Medrano is on every job. Request a free estimate when you are ready.

Exterior painting in Lakeway, TX

Lakeway homes mix stone, stucco, and wood trim, and many sit on sloped lots. Each surface needs its own prep. For exterior painting in Lakeway, we wash off mineral film, replace soft trim boards, and prime bare wood before any paint goes on.

On an older home near the marina, the job may start with 40-year-old cedar trim. On a newer Rough Hollow home, it is more often a careful color change on trim and stucco. If the color is changing, we give you the paint names and where each color goes for your Architectural Control Board request.

Interior painting in Lakeway, TX

Inside, the work also depends on the age of the home. Homes from the 1970s and 1980s may have textured ceilings, old wallpaper, and original stained trim. Newer homes are more about trading builder colors for your own on walls, trim, and doors.

For interior painting in Lakeway, the city's permit guide says painting usually needs no permit. In homes built before 1978, old trim and doors may have lead paint, so we recommend a test before any sanding.

What Lakeway's ground, water, and sun do to paint

Thin soil over limestone

Our shop in East Austin sits on the Blackland side of Travis County. There, deep clay swells when wet and shrinks when dry. Lakeway is on the Edwards Plateau side. In the Lakeway area, the soil is often thin and sits right on top of limestone.

That changes how we read a crack. When we see one in a Lakeway home, we do not blame the ground right away. It may come from an old roof leak, a plumbing repair, or a patch that was never taped. We find the cause, then fix it with drywall repair and texture matching so it does not show through the new paint. If a crack keeps growing, have a foundation pro check it before we paint.

Hard water and mineral film

Lakeway MUD makes its drinking water from Lake Travis. The district notes that Texas water is hard because of all the limestone, and hard water leaves mineral buildup behind. When sprinkler spray dries on stone, stucco, or a fence, it leaves a chalky film. Paint and stain do not stick well over it. So most exterior jobs here start with pressure washing.

Triple-digit summers

Austin's official weather station at Camp Mabry averaged 29 days of 100 degrees or more each year from 1991 to 2020, the period the National Weather Service uses for its averages. Strong sun fades paint and dries out wood fastest on south and west walls. That is why exterior painting and deck and fence staining top the list for many Lakeway homes. We schedule the hottest walls for early in the day.

Lakeway rules to know before you paint

City permits

Lakeway's permit guide says painting, papering, flooring, tiling, and cabinetry work in an existing home usually do not need a building permit. Replacing exterior trim boards is also usually permit-free. That covers most soffit and fascia repair done before a repaint. Fences, new siding, and deck replacement do need a permit. Call Building and Development Services at 512-314-7540 if you are unsure.

Architectural Control Boards

When the city does require a permit, it asks for proof that the project went to the subdivision's Architectural Control Board, where one applies. For a repaint, the city steps aside, but your board may not. Rough Hollow, for example, runs architectural applications through its Architectural Control Committee. We give you the paint brand, color names, and a list of where each color goes. That way your request is complete the first time.

Oak wilt pruning season

Lakeway bans pruning oaks from February 1 through June 30 to slow oak wilt. Oaks can be trimmed from July 1 through January 31, and each cut must be sealed within 10 minutes. If limbs touch your walls or roof, have a tree service cut them back in fall or winter. Then your spring paint job is not waiting on the calendar.

Drought stages and washing

Lakeway has six water providers, including Lakeway MUD, Hurst Creek MUD, three Travis County MUDs, and WCID 17. Each sets its own drought rules. Under Lakeway MUD's plan, power washing needs a trigger shut-off nozzle through Stage 3 and is banned in Stage 4, except for public health or safety. We check your provider's stage before we book.

Other work Lakeway homeowners ask for

• Cabinet painting: Lakeway has about 1,300 homes from the 1980s. If your kitchen still has its original stained cabinets, painting them is faster than a full remodel.
• Popcorn ceiling removal: The CPSC says textured paints and patching compounds with asbestos were banned in 1977. In older Lakeway homes, test before anyone scrapes.
• Wallpaper removal: We strip old paper, repair the wall, and prime it for paint.
• Epoxy floor coating: A coated garage floor resists stains and is easy to hose off.

Lakeway neighborhoods and roads we cover

We work across Lakeway's ZIP codes, 78734, 78738, and 78669. Neighborhoods include:

• Rough Hollow, an 1,800-acre lakefront community building since the mid-2000s, home to Rough Hollow Yacht Club
• Flintrock, Serene Hills, and The Preserve at Lakeway
• Alta Vista, Yaupon Creek, Bella Montagna, and North Lakeway
• The streets around Lakeway Marina, where the town began with the Lakeway Inn in 1963

Lakeway sits on Lake Travis along RM 620, about five miles west of Mansfield Dam. Hurst Creek runs through town to the lake. If you live near Baylor Scott & White Medical Center Lakeway or off Lohmans Crossing, we can get to you. Next door, the Village of The Hills is its own town with its own rules, so we check which city your home is in. We also paint in Steiner Ranch, a short drive up RM 620 past Mansfield Dam.

Our East Austin shop is about 30 miles away by road. We also paint homes in nearby Cedar Park.

Why Lakeway homeowners hire Medrano's Painting

• Antonio is on site. The owner runs the work, and reviewers mention him by name.
• Tidy jobs. Cleanliness and attention to detail are top themes in our Google reviews.
• Fast quotes. Reviewers also point out how quickly they got a price.
• 4.9 stars from 86 Google reviews.
• Licensed and insured, and Latino-owned.
• Open 7 days, 9 a.m. to 9 p.m.

What painting costs in Lakeway

Every home is different, so we price each job after a free on-site estimate. These things move the price most:

• Size and height. Two-story homes on sloped lots need more ladder and lift work.
• Surface mix. Stone, stucco, and wood trim each take different prep.
• Repairs. Soft fascia or cracked drywall adds time.
• Approvals and testing. HOA review and asbestos or lead tests can affect the start date.

Call (512) 789-4240 or get a free estimate in Lakeway today.