Austin, TX
Mon - Sun: 9am - 9pm
(512) 789-4240
A painting company that knows how Steiner Ranch works
Steiner Ranch sits on a ridge in a bend of the Colorado River, with Lake Travis on one side and Lake Austin on the other. It covers more than 4,000 acres, and about 16,700 people lived here in 2020. It feels like its own town. But it is not a city. It is a master-planned community with an Austin address, and it sits in unincorporated Travis County.
That shapes how Steiner Ranch painting jobs work. There is no city color review here. The HOA is the gatekeeper. Any change to the outside of your home, including paint, needs a yes from the Architectural Control Committee first.
We are Medrano's Painting, and owner Antonio Medrano stays hands-on. We have painted Central Texas homes since 2014. For Steiner Ranch homeowners, we plan the paperwork along with the paint, so your project starts on time. Ask for a free estimate when you are ready.
Getting your colors past the Steiner Ranch ACC
Allow 30 days
The ACC needs 30 days from the day you submit to review a request. The management company suggests sending it at least 30 days before your start date. Decisions post to your resident portal and come by mail.
What the committee wants to see
For a paint job, the ACC request guide asks for:
- The paint brand and color name
- A picture of each color
- A plat map with the painted areas clearly marked
- Your painter's contact info
- Your planned start and end dates
We can give you the paint details, our contact info, and the dates in writing after your estimate. Missing information, like color samples, is one of the top reasons the HOA lists for denied requests.
Which colors fit
The Steiner Ranch design manual asks for warm, earth-tone neutrals, with muted colors as accents. Gutters and downspouts should blend with the house. Painted brick is not allowed. The HOA says paint will not stick to rough stone or brick for long. It flakes off and can wash into the greenbelt.
Some sections also have their own supplemental rules. Steiner Ranch has three HOAs, so read the documents for your street before you fall in love with a color.
Why most Steiner Ranch homes are due for their next repaint
Steiner Ranch grew fast after developer Al Hughes bought the land from the Steiner family in the late 1980s. Census data shows how that growth landed:
- About 43% of homes were built from 2000 to 2009.
- About 23% were built in the 1990s.
- About 26% were built from 2010 on.
- The median home was built in 2004.
So two in three homes are now about 17 to 36 years old. At that age, paint and wood trim need real attention. That is when wood rot repair starts to matter. Fascia, soffit, and trim boards take the most sun and rain, and soft spots need to be cut out before any paint goes on.
The design rules also change what we paint outside. The manual requires at least 70% of a home's outer walls to be masonry, stucco, or an approved equal. On many Steiner Ranch houses, the stone is left alone. The paint goes on trim, eaves, siding accents, doors, and garage doors. That is detail work, and it is where exterior painting here takes the most time.
Inside, many homes from the 2000s still have builder colors and the stained cabinets they came with. Fresh interior painting and cabinet painting update a room without a remodel. Walls with years of nail pops and anchor holes get drywall repair and texture matching first.
Cedar fences, greenbelts, and fire season
The fence your lot came with
The design manual says each backyard gets a wooden privacy fence made of cedar or redwood, with vertical slats and no gaps. That is a lot of wood soaking up Hill Country sun. Plain cedar turns gray, and the boards dry out and split.
Wood staining slows that down. Just remember that the ACC approves fence color, whether it is paint or stain. Its request guide asks for the stain brand, color name, and a picture. We will give you those before your request goes in.
Lots on the greenbelt
About 1,700 acres of Steiner Ranch are set aside as natural open space, mostly in steep ravines. If your lot backs up to a greenbelt, you may have wrought iron in back instead of wood. Fences facing a street or greenbelt must show their finished side outward. Prep on these lots should catch paint chips instead of leaving them on the slope.
What the 2011 fire taught
On September 4, 2011, a wildfire swept through part of Steiner Ranch and destroyed 23 homes. About 10,000 residents were evacuated. It came during Austin's hottest summer on record. The city hit 100 degrees on 90 days in 2011. Neighbors still work to cut the risk. In January 2025, one of the HOAs and Lake Travis Fire Rescue brought in goats to graze down brush along the Chaparral Hiking Trail.
Paint and stain do not fireproof wood. But the NFPA and IBHS say the first 5 feet around a home matter most in a wildfire. They advise keeping that zone free of wood mulch, dead plants, and clogged gutters. Exterior prep means moving things away from your walls anyway. It is a good time to keep that space clear for good.
Tree trimming needs its own permit
Branches rubbing on siding scrape off new paint. In Steiner Ranch, all tree trimming needs a permit through the HOA. The HOA also says not to trim trees from February 1 to June 30, to slow oak wilt. If limbs touch your walls, plan the trimming for summer, fall, or winter, before your exterior job.
Pressure washing with WCID 17 water rules
Travis County WCID No. 17 supplies water to Steiner Ranch. It draws that water from Lake Travis. The district uses drought stages, and they change what we can do with a pressure washer:
- Stage 1: Sprinkler watering is limited to two days a week. There are no extra limits on pressure washing.
- Stage 2: Washing driveways and sidewalks is banned except for health and safety. A house can only be pressure washed with equipment that has a water recycling unit and a trigger nozzle using 3.5 gallons a minute or less. Hand washing with a shut-off hose is allowed.
- Stage 3: Pressure washing is banned, unless the district grants a health and safety variance.
We check the current stage on the district's site before we book pressure washing. In a strict stage, we clean by hand or move the wash to later.
Where we paint in Steiner Ranch
Quinlan Park Road is the spine of Steiner Ranch. It runs about five miles from RM 620 down to Mary Quinlan Park, a Travis County park with a boat ramp on Lake Austin. The Steiner Ranch Steakhouse sits on Steiner Ranch Boulevard, with views of Lake Travis.
We paint homes across ZIP code 78732, including:
- The UT Golf Club area: The Legends, Canyon Gate, Eagles Glen, and Shadestone Villas
- Other gated sections off Quinlan Park Road: The Bluffs, Santaluz, and The Grove
- Other sections such as Belcara, Monterey, Rio Mesa, Savannah, Sierra Vista, Las Brisas, and the Westridge and Eastridge neighborhoods
Kids here go to Leander ISD schools, including Steiner Ranch, River Ridge, and Laura Welch Bush elementary schools and Canyon Ridge Middle School.
Our East Austin shop is about 20 miles away. Most drives take about half an hour with light traffic, by way of US 183, Loop 360, RM 2222, and RM 620. We also paint in Lakeway, a short drive down RM 620, and in Cedar Park to the north.
Commercial painting in Steiner Ranch
Steiner Ranch is not all houses. Quinlan Crossings sits at RM 620. Along North Quinlan Park Road you will find the Shops at Steiner Ranch, Palo Verde at Steiner, and Vista Ridge at Steiner Ranch. The HOA also runs pools, a Lake Club, and several community centers.
Buildings like these need paint that holds up and work that does not get in the way of customers. See our commercial painting page, or call us to set up a walk-through.
Why Steiner Ranch homeowners call Medrano's Painting
- You deal with the owner. Antonio Medrano runs the work, and reviewers mention him by name.
- We help with the HOA packet. You get brand, color names, and a scope of work in writing.
- Clean, careful work. Attention to detail and cleanliness are top themes in our Google reviews.
- 4.9 stars from 86 Google reviews, with quick quotes called out often.
- Licensed and insured, and Latino-owned.
- Open 7 days a week, 9 a.m. to 9 p.m.
How we price a Steiner Ranch paint job
We price every job after a free visit, because homes here vary a lot. These things move the number most:
- Height and slope. Two-story homes and sloped lots need more ladder work.
- Trim versus siding. Masonry-heavy homes have less wall to paint but more detailed trim.
- Repairs. Rotted fascia or soffit gets fixed before we paint.
- Color changes. Going from a dark color to a light earth tone can take an extra coat.
- Water rules. A strict WCID 17 stage can change how we clean before painting.
Get a free painting estimate in Steiner Ranch today
Tell us what you want painted and when you hope to start. We will visit, measure, and give you a written quote with the details your ACC request needs.
Call (512) 789-4240 or request your Steiner Ranch estimate here.
