Foreman Property Group | Brokered by eXp Realty
Austin · Lakeway · Bee Cave · Spicewood · Lake Travis · Texas Hill Country
A curated directory of the trades, specialists, and service providers we rely on — plus a room-by-room guide to preparing a Hill Country home for sale.
Why This Guide Exists
Luxury is not a price point. It is an experience — and that experience does not end at closing.
Over two + decades in this market, the most common question we hear has nothing to do with buying or selling. It is some version of: Who do you use for this?
This guide is our answer. Every name in it is someone we have sent our own clients to, and in many cases someone we have used on our own homes. We keep it current because our reputation travels with every referral we make.
If you do not see what you need here, call us. We almost certainly know someone.
512.866.6165 · team@foremanpropertygroup.com
Jacquelyn Foreman
Team Leader
26+ years in Central Texas luxury real estate
A Texas native with 26+ years in Central Texas luxury real estate, Jacquelyn built Foreman Property Group on concierge-level service, disciplined negotiation, and a marketing approach that treats every property as its own campaign.
Her clients stay clients. Many became friends. That is largely a function of how she works: respecting a client's ideals, protecting their privacy, and steering them toward decisions that hold up financially years after the transaction closes.
Credentials
- Top 1.0% of Realtors nationwide, 2016–2026
- #1 Realtor in Lakeway, 2018–2026
- Six-time Texas Monthly Five Star Realtor
Her mission is straightforward — to be a lifelong real estate advisor rather than a transaction. Her vision is a business built on relationships that outlast the deal.
Daniel Foreman
Co-Founder
Daniel came to real estate through design and construction rather than sales. Raised in Houston's West University, he trained in interior design at the Art Institute of Houston and spent years designing venues across Austin, including several of the city's jazz clubs.
That background changed how he reads a house. He has guided clients through the construction of more than 400 homes, and he evaluates architecture, build quality, and finish decisions with an eye most agents do not have. When a client is weighing a renovation, a builder contract, or whether a foundation issue is cosmetic or structural, that is the conversation he is built for.
Homes Guided
Through construction and renovation
Interior design training at the Art Institute of Houston. Years designing Austin venues and jazz clubs.
The Foreman Property Group Approach
Fifty-plus years of combined expertise across hospitality, interior design, residential construction, and luxury real estate.
Our practice is deliberately hyper-focused. We work West Austin, Lakeway, Bee Cave, Spicewood, Lake Travis, and the surrounding Hill Country — fourteen-plus luxury communities including Rough Hollow, Serene Hills, Sweetwater, Travis Club, and Spanish Oaks. Depth in a few markets serves clients better than shallow coverage of many.
Recognized In
MarketWatch · The Wall Street Journal · Barron's · Robb Report · Mansion Global · Unique Homes
Client Reviews
Five stars across 81 reviews
Communities Served
14+ luxury communities across West Austin and the Hill Country
How to Use This Guide
Every vendor listed is a name we have used or referred. Tap any number to call.
A few notes before you start.
Mention Us
Several of these providers extend preferred pricing to Foreman Property Group clients. — ask.
These Are Referrals, Not Endorsements
We do not receive compensation from anyone in this guide. Verify licensing and insurance, and get written scopes before work begins — standard practice, but worth saying.
Tell Us How It Went
The quality of this list depends entirely on feedback. If someone exceeded expectations or fell short, we want to know.
Cleaning Services
House Cleaning · Move In / Move Out
- Jauny Cleaning Service — 512.470.7079
- Mystic Cleaning Service — 512.988.9683
- Carlota Tijerina — 512.351.0273
Tile · Grout · Carpet
- Genesis Floor Care — 512.238.6209
- K & M Steam Cleaning — 512.893.7717
- Zerorez Carpet Cleaning — 512.596.0352
- Steam Master Cleaning — 512.714.1766
Window · Roof · Exterior Washing
- ATX Softwash — 512.773.6115
Grill Cleaning · Service · Restoration
- Grille Dirty (Bobby Caskey) — 512.318.6505
Water, Fire & Smoke Remediation
- ServPro Restoration — 512.813.1747
- Paul Davis Restoration — 855.749.9102
- WOW Restoration — 512.601.5506
Home Interior — Surfaces & Finishes
Flooring · Supply, Install, Repair
- Total Pro Flooring — 512.567.8237
- Hi-Tech Flooring and Design — 512.834.0110
- H & R Hardwood Floor Refinishing — 512.902.5919
- Eleazar Hardwood Floor Repair — 512.785.5943
Countertops · Cabinetry
- Direct Surfaces — 512.992.2316
- Architectural Surfaces — 512.263.7625
- MSI Countertops — 737.243.7600
- Cabinets Deluxe — 512.845.6360
- John Cortez — 512.507.7358
- Grimes Millwork — 512.965.7284
- Artisans Row Cabinets — 512.784.6866
- Door Phase Carpentry & Cabinets — 520.240.9285
Painting · Interior & Exterior
- Hernandez Painting — 512.709.9925
- Juarez Painting — 512.243.9010
- That 1 Painter — 512.746.8978
Home Interior — Systems
Plumbing
- Proficient Plumbing — 512.269.0209
- Lake Travis Plumbing — 512.657.9770
- Lakeway Plumbing — 469.835.4800
- Reliant Plumbing — 512.662.7410
Electrical
- Remedy Electric — 512.250.5414
- Southern Cross Electric — 512.775.8774
- Precision Electric — 512.225.4855
Air Conditioning · Heating
- Rick Wong — 512.543.6499
- Radiant HVAC — 512.263.9988
- West Austin Air Conditioning — 512.810.1130
Fireplace Repair · Chimney Sweep
- Top Hat — 512.352.0313
- Churchill's — 512.328.9356
- Georgetown Fireplace — 512.863.8574
Appliance Repair
- Oak Hill Appliance — 512.288.3344
- Mr. Appliance — 512.969.6253
- Atlas Appliance Repair — 512.859.5444
Home Exterior — Structures & Openings
Decks · Fencing · Outdoor Remodeling
- QC Decks — 512.748.1308
- Build It ATX — 512.808.7698
- GB IV — 214.783.9137
- Texas Deck Builders — 737.279.6789
- Austex Fence and Deck — 512.258.5000
- Tom Belville — 512.748.1229
Window Fogging · Glass · Screens
- Raonel Nolasco — 512.709.0398
- Austin Slider Door & Window Repair — 512.621.5542
- Fast Glass — 512.836.4947
- Centex Sash and Door — 512.251.9290
- Window Screens Mobile Repair & Replace — 512.219.6800
Garage Doors
- Lake Travis Garage Doors — 512.200.8060
Pool Builders · Service
- GB IV — 214.783.9137
- Cascade Pools — 512.264.2453
- Cody Pools — 512.714.1310
- Clear Expectations — 512.383.5168
Home Exterior — Grounds & Roof
Landscaping · Irrigation
- JBR Landscaping and Irrigation — 512.243.2413
- Best of Texas Landscapes Design/Install 512.260.1430
Pest Control
- Home Team Pest Defense — 512.491.7475 (Offers tube-in-wall systems.)
- Justice Pest Control — 512.261.2465
Roof Repair · Installation
- Balcones Roof & Repair — 830.613.7308
- PFG Roofing — 512.709.2492 (Tile roofs as well as composition.)
- Ace Roofing and Repairs — 512.836.7663
Tree Service · Removal
- BJ Funke — 512.422.5655
- Lakeway Tree Experts — 512.516.1733
- Good Guys Tree Service — 512.743.3909
- Ted's Trees — 512.928.8733
Equipment · Truck & Trailer Rental
- Rent Equip Bee Cave — 512.263.1803
- Home Depot Tool & Truck Rental — 512.249.3108
- Ace Rental Spicewood — 512.306.3129
- Capital Trailer Rental — 512.559.8854
Contractors · Remodel · Handyman
Handyman
- Robert Elliot — 512.560.4114
- J. Calderon — 512.436.1447
- John Martinez — 281.221.3667
- Don Youmans — 512.636.2502
Remodel Contractors
- Project Pros — 512.596.0066
- RC Homes and Remodel — 512.656.4880
- Lakeshore Home and Remodel — 512.992.4567
- Lance Holt — 512.695.3554
- Design Build Austin — 512.739.0040
- Simply Sold Remodeling — 512.557.6716
Drywall Repair
- Patch Boys — 512.861.8289
- Perfection Drywall & Sheetrock 512.762.0341
- Jose Galvan 512.803.4190
Countertop Repair
- Daniel Perez — 512.618.1772
- Fox Granite & Quartz Repair — 512.580.7791
- Surface Specialists (Copper, Baths, Ctops) 512-865-9516
Inspections
The Hill Country adds inspection categories most markets do not have. Septic, well, and stucco deserve their own specialists — a general home inspector will flag an issue in these systems but rarely diagnose it.
Home Inspectors
- Inspect It Austin — 512.657.3460 (Veteran owned.)
- TLC Home Inspections — 512.900.2191
- Apex Inspections — 512.797.7564
Stucco Inspectors
- Frontier Plastering — 512.784.1194
- Mark Gault — 512.328.2233
- Stevco Plastering—512.203.0279
Pool Inspectors
- A+ Leak Detectives — 512.431.6268
- Jeffrey Brown — 512.975.6818
Septic Inspection & Repair
- Rainbow Septic — 512.380.9024
- Joe Spillman — 512.636.0528
Water Well · Softeners
- Bee Cave Drilling — 512.894.4221
- Glass Well Service and Softeners — 512.288.1963
Other Services
Dryer Vent & Air Duct Cleaning
- Dryer Vent Wizard of Central Texas — 512.861.4878
- Lake Travis Dryer Vent Cleaning — 512.790.2200
- Air Duct Solutions — 512.877.3517
Junk Removal
- Junk Out Boys — 512.983.1060
- iRep Repurpose & Reuse — 512.587.2186
- Junkluggers — 844.338.5511
Recommend a Vendor
This list stays useful only because clients tell us what worked.
If you have someone we should know — a trade that showed up on time, did the work right, and charged fairly — send us the name. If a vendor in this guide did not meet the standard, we want to hear that even more.
team@foremanpropertygroup.com · 512.866.6165
Your Feedback Shapes This Guide
Every referral we make carries our name. When you share what worked — or what didn't — you help us protect every client who comes after you.
Preparing Your Home for Sale
A Central Texas Checklist
The most reliable way to generate strong buyer interest, connect with buyers emotionally, and add real value to your property is to prepare it properly before it hits the market.
What follows is a room-by-room walkthrough. Not every item will apply to your home, and not every item is worth the money on every property — that is a conversation to have with us before you start spending. But this is the framework we use.
Curb Appeal
Most buyers drive by before they ever book a showing. What they see from the street determines whether there is a showing at all.
- Sweep the walkways and driveway, and keep them swept for as long as you are on the market
- Power wash the drive, walkways, and fence — Hill Country limestone dust and pollen build up fast
- If the driveway stain is faded, restain and seal the driveway before listing
- Pull weeds from every bed visible from the street
- Mow, edge, and trim back the hedges
- Refresh mulch and add color in the front beds
- Repair the front gate if it sticks or does not latch
- Keep the mailbox emptied daily
- Clean every window, inside and out — check for fogging between the panes and reglaze anything failed
- Clear cobwebs, wasp and dirt dauber nests from the fascia, eaves, and porch corners
- Repaint or repair stucco and trim where the finish is cracked or peeling
- Make sure the street number is clearly visible from the road
- Confirm every exterior light works, and leave them on during your listing period
Hill Country Specific
- Create defensible space — clear brush and dead vegetation within thirty feet of the structure
- Prune oaks only during the safe window, roughly July through January, to avoid oak wilt transmission
- Cut back any branch touching the roof; keep at least eighteen inches of clearance
- If your community has an ACC or architectural review, confirm exterior changes are approved before you start
The Entrance
The front door is where a buyer stands while the agent works the lockbox. It gets a longer look than any other single point in the house.
- Replace the doormat if it is worn or holding pet hair
- Clean the door and repaint if the finish has faded — west-facing doors take a beating here
- Wipe down or replace the handle and lockset if it is chipped or pitted
- Add planters with something living on either side
- Clear dirt and cobwebs from the frame, transom, and eaves
- Make sure the doorbell and any smart lock actually work
Kitchen
Buyers price kitchens in their heads before they leave the room. They know what a remodel costs, and they underwrite accordingly. Time spent here returns more than time spent anywhere else in the house.
Clear the Countertops
Leave two or three attractive appliances at most
Deep Clean Everything
The oven and cooktop inside and out; every surface, cabinet face, and the gaps behind and beneath
Assess the Backsplash
Replace it if the grime will not come off
Consider the Countertop
There are economical options that photograph well; a worn countertop is worth replacing
Clean and organize the drawers and pantry — buyers open them. Empty and wipe out the refrigerator, and remove anything with an odor. New cabinet doors or a professional refinish can transform a dated kitchen for a fraction of a full remodel. If you are on a well or have hard water, descale the faucet and check the softener before showings.
Bathrooms
The goal here is a feeling of cleanliness and calm — a space a buyer can picture themselves in at the end of a long day.
- Clean every surface until it reads pristine
- Remove all personal items from the vanity and the shower
- Assess the tile — does it need regrouting, refinishing, or replacement?
- Regrout and eliminate any sign of mildew
- Clean all glass and mirrors, and squeegee the shower after each use while you are on the market
- Clear out the drawers and cabinets and arrange what remains neatly
- Replace a vanity that is peeling or swollen from water damage
- In a small bath, a large mirror is the most cost-effective transformation available
- Move towel bars behind the door if space is tight
- Replace the toilet seat — inexpensive, and buyers notice
- Open the windows and let light and air in before every showing
- Finish with fluffy towels, good soap, and a small vase or diffuser
Bedrooms
Bedroom count drives value, and so does the sense of space in each one. Converting an underused room into a functional guest bedroom can move the appraisal.
- Clear clutter from every surface, nightstands included
- Thin out bookshelves and desks to create a feeling of space
- Organize the closets — buyers open them, and closet space sells in this market
- Weigh the cost carefully before adding built-in storage
- Remove the bulk of children's belongings and stage what is left as an organized, aspirational room
- Invest in fresh linens, bedspreads, and pillows
- Add restrained personal touches: a candle, a small vase, a book on the nightstand
- Consider converting a study or flex room into a guest bedroom — it can add real dollars at closing
The Closet Opportunity
Closet space sells in this market. Organized, well-lit closets signal storage abundance. Buyers remember them.
The Flex Room Strategy
Converting a study or flex room into a guest bedroom can add real dollars at closing. Bedroom count drives value.
Living & Family Rooms
Buyers here respond to flow — the sense that the house moves. Arrange your living spaces to encourage it.
Edit the Furniture
Remove bulky or unnecessary furniture to open the room up
Create a Focal Point
The fireplace, the view, a piece of art — orient the furniture toward it
Depersonalize
Take down most personal photographs; keep the decor simple and neutral
Bring Life In
Potted plants or fresh flowers; a few lived-in vignettes that give the room personality without clutter
Protect the View
If you have a view corridor to the lake or the hills, clear everything blocking it — that view is the asset
Outdoor Living
Outdoor space is not a bonus in this market. For many buyers it is the reason they are looking in the Hill Country at all.
- Mulch fresh and add seasonal color
- If you have a pool, it must be sparkling, properly fenced, and every light working
- Clean and stage the fire pit or outdoor fireplace
- Stain or reseal the deck if the finish has gone gray
- Clean the outdoor kitchen and grill thoroughly
- Set the patio table as though someone is about to eat there
- Check that shade structures, pergolas, and awnings are sound
- On a smaller balcony or courtyard, a table, two chairs, and a vase of flowers is enough
Overall Presentation
Walls
- Repair marked, chipped, or peeling paint throughout
- Consider repainting the interior, ceilings included, to freshen the whole property
- Repaint bold or saturated walls in a neutral tone
Floors
- Steam clean all carpet
- Refinish hardwoods that are heavily scuffed or worn
- If carpet is badly stained, replace it — or pull it up entirely if there is hardwood underneath
Lighting
- Replace every bulb, inside and out, with a consistent warm white at 3000K — mismatched color temperature photographs badly
- Update dated fixtures; lighting is among the cheapest ways to modernize a room
Safety
- Walk the property and correct anything that could be a hazard for a first-time visitor — loose railings, uneven steps, unlit stairs
Awkward Spaces
A nook, an alcove, the space under a staircase. Give it a purpose — a workspace, a command center, built-in shelving. These often become the detail a buyer remembers.
Hill Country Systems
These are the items that show up in Central Texas inspection reports and derail Central Texas closings. Address them before you list, not during the option period.
Roof
- Replace cracked or missing shingles, or broken tile — an inspector will find them
- Repair any active leak and document the work
- Clear the gutters and confirm downspouts direct water away from the foundation
Septic
- If you are on septic, have the system pumped and inspected before listing
- Locate your permit and maintenance records; aerobic systems require an active service contract in most counties here
Well & Water
- Have the well tested and the pump inspected
- Service or replace the softener, and note the last filter change
- Buyers on wells will ask about flow rate — know your number
Stucco & Masonry
- Have stucco professionally inspected if the home is over ten years old, particularly hard-coat or EIFS
- Seal cracks in limestone and mortar joints
- Document any prior remediation
Foundation
- Water the foundation consistently through the dry months — inconsistent moisture is what moves slabs here
- Address visible cracks with an engineer's letter rather than leaving them to a buyer's imagination
HVAC
- Service the system before listing, not after an inspection flags it
- Replace filters and clean the coils
- A system over twelve years old will be negotiated against — get ahead of it with documentation or a credit strategy
Windows
- Reglaze any pane with fogging between the layers
- Confirm every window opens, closes, and locks
Let's Talk Before You Start
Every property is different, and not every improvement on this list earns its money back on every home.
Before you spend a dollar preparing to sell, call us. We will walk the property with you and tell you plainly where the return is and where it is not — what local buyers are actually paying more for right now, in your specific community, at your specific price point.
That conversation is free, it takes an hour, and it routinely saves sellers five figures.
The Preferred Vendor Guide