Commercial Lot Sealcoating in Georgetown, TX
Sealcoating for retail centers, office parks, churches, schools and storage lots, phased so your tenants and customers keep parking while the work gets done.
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Commercial Lot Sealcoating, done right for Georgetown ground and heat
A commercial parking lot is the first thing a customer sees and the last thing most owners budget for. TXST Paving Company sealcoats commercial lots across Georgetown and Williamson County, from strip centers on Williams Drive to church lots in Round Rock and office parks off SH 130 in Hutto. The work itself is straightforward. The part that takes planning is doing it without shutting down your business, and that is where most of our conversations with property managers start.
This page covers what a commercial sealcoat includes, how we phase a lot so it stays open, how restriping fits in, and how we schedule around tenants, deliveries and services. If you manage several properties, our parking lot maintenance plans page explains how sealcoating fits into a multi-year budget.
All our sealcoating services
- Driveway Sealcoating: Commercial grade sealer that blocks UV and water and brings a grey driveway back to black.
- Commercial Lot Sealcoating: Sealcoating for retail, office and multifamily lots, phased and restriped so customers keep parking.
- Crack Filling & Repair: Hot pour rubberized crack sealing that keeps rain out of your base, the cheapest repair you will ever buy.
- Parking Lot Maintenance: Scheduled crack sealing, sealcoating, patching and striping plans that keep lots safe and budgets predictable.
Commercial Lot Sealcoating in Georgetown, explained
01Why Commercial Lots Wear Faster Than Driveways
A driveway sees two cars a day. A lot on the Williams Drive corridor sees hundreds, all turning, braking and idling in the same spots. Add delivery trucks cutting the same path to the loading door, a dumpster truck that sets its outriggers down every week, and oil drips concentrated in the best spaces closest to the entrance. Then put all of that under the Central Texas sun for months of 95 degree and hotter days.
The result is a lot that ages unevenly. Drive lanes and entrances go first. Stalls at the back stay in good shape for years. A good commercial sealcoat program reads that pattern and treats the lot accordingly, with extra material on the lanes and repairs where the asphalt has already failed, instead of one thin coat everywhere.
East of I-35, expansive clay adds another layer. Lots in Teravista, along Westinghouse Road and out toward Taylor sit on soil that shrinks during a dry August and swells after October storms. That movement opens cracks a sealcoat cannot hold closed on its own, which is why crack sealing is part of every commercial job we do.
02What Commercial Lot Sealcoating Includes
Cleaning
Power blowers and, where needed, a sweeper to remove dust, gravel and debris. Sealer will not bond to a dirty lot, and a commercial lot collects a lot of dirt.
Crack Sealing
Hot pour rubberized sealant in every crack a quarter inch or wider. On lots over clay this is often the largest line item after the sealer itself, and it is the one that matters most.
Repairs Before Sealing
Alligatored areas, potholes and sunken spots are cut out and patched with hot mix before the sealcoat. Sealing over failed asphalt wastes the sealer. See parking lot repair.
Oil Spot Treatment
Every space near an entrance has a drip spot. Each one is scrubbed and primed so the sealer holds.
Two Coats of Sealer
Spray-applied on the open areas for consistent coverage, squeegee-applied along curbs, islands and around drains. Drive lanes and entrances get a third coat on most lots.
Restriping
New lines, accessible spaces, fire lanes and stencils after the sealer has cured. Covered in detail below.
Phasing a Lot So Your Business Stays Open
Almost no commercial lot can close entirely for two days, so we split it into phases, seal one while the others stay open, and move barricades as each section cures. A typical strip center goes in two or three phases. A large church or school lot might be four.
| Property type | Best window | Typical phasing |
|---|---|---|
| Retail strip center | Early morning starts, sections done before peak hours, Sunday for restaurant-heavy centers | 2 to 3 phases over 2 to 3 days |
| Office park or medical | Friday afternoon through the weekend | 1 to 2 phases |
| Church | Monday through Thursday, done before weekend services | 2 to 4 phases |
| School or daycare | Summer break or holiday weeks | 1 to 2 phases |
| HOA amenity center | Weekdays in spring or fall, outside pool season | 1 phase |
| RV or boat storage | Weekdays, row by row with tenant notice | Row by row over several days |
The rules we work by:
Timing depends on the property. This is how we usually approach the common types around Georgetown.
Almost no commercial lot can close entirely for two days, so we split it into phases, seal one while the others stay open, and move barricades as each section cures. A typical strip center goes in two or three phases. A large church or school lot might be four.
The rules we work by:
- Every tenant keeps an open entrance and a path to the door during business hours.
- Accessible spaces are never all closed at once. We relocate them temporarily with signage if we have to.
- Dumpster access, loading doors and drive-through lanes are sealed at the start of a phase so they reopen first.
- Fire lanes are coordinated so emergency access is maintained throughout.
- Cones, tape and barricades go up before the first drop of sealer, with a phone number on the signs.
Timing depends on the property. This is how we usually approach the common types around Georgetown.
Restriping After Sealcoating
A fresh sealcoat covers every line on the lot, so restriping is not optional. It is also the best chance you will get to fix the layout. The old lines are gone, and we lay out the new pattern from measurements, not from ghosts of old paint.
Things we check on every restripe:
We wait until the sealer has fully cured, usually the next day in summer, before striping. Paint applied to green sealer will lift. Full details are on our parking lot striping, accessible space marking and fire lane striping pages.
Scheduling Around Tenants and Deliveries
06Commercial Properties We Serve
TXST Paving seals commercial lots in Georgetown, including the Williams Drive, University Ave and Westinghouse Road corridors and the retail growth around Wolf Ranch, and across Williamson County in Round Rock, Cedar Park, Leander, Hutto, Pflugerville, Taylor and Liberty Hill. Property types include retail centers, medical and professional offices, churches, private schools, self storage and RV storage, apartment communities and HOA amenity lots.
If the lot needs more than a sealcoat, we handle that too. See commercial asphalt paving for resurfacing and new lots.
From first call to finished surface
No mystery and no pressure. You know the scope and the price before a single truck shows up.
Call or text
Reach us at (737) 403-8619 and tell us what you have, a driveway, a parking lot or a private road.
On site measurement
We walk the pavement, measure it, check drainage and base condition and take photos of the problem areas.
Written estimate
You get a clear written estimate with options, usually within a day or two of the visit, free of charge.
The work
Our crew shows up when scheduled, does the job, explains cure times and leaves the site clean.
“As a Realtor serving the Georgetown area, I'm careful about recommending local companies to my clients. TXST Paving has consistently been responsive, professional, and dependable, making the entire process straightforward from the initial conversation through completion.”
“I recently used TXST Paving Company for patching and sealing my driveway. They did a really good job. It makes my customers feel safe getting into my shop. Thank you to the team for working hard even on the holiday!”
“I've used Texas State Paving for the last several years, and each time expectations were met. Great company!”
Commercial Lot Sealcoating in Georgetown: your questions answered
How long is each section of the lot closed?
Plan on 24 hours per phase in summer, and up to 48 hours in cooler or humid weather. Sealer applied in the morning is usually dry enough for foot traffic by afternoon and for vehicles the next morning. We stripe as soon as the sealer has cured, and the phase reopens right behind the striping crew.
Can you sealcoat a lot without closing it?
Not entirely, but we can keep it open. We phase the lot so every tenant keeps an entrance and parking at all times, and we schedule the busiest sections for the quietest hours or days. For most retail centers around Georgetown that means early mornings and a Sunday, and for offices it means a weekend.
Do you handle the accessible spaces and fire lane when you restripe?
Yes. Every restripe is laid out to Texas Accessibility Standards and ADA for accessible and van spaces, aisles and signage, and fire lanes are marked to the local fire marshal's requirements. If the old layout was short on accessible spaces, which is common on older lots, we will flag it and fix it in the new layout.
How many coats does a commercial lot need?
Two coats over the whole lot, with a third coat on drive lanes, entrances and anywhere trucks turn. The extra coat on the lanes is where the wear happens and it is a small addition to the job. One-coat commercial sealcoats are common in low bids and usually need redoing within a year.
What if the lot has potholes or alligator cracking?
Those areas are cut out and patched with hot mix before we seal. Sealer over failed asphalt is wasted money, since the failure shows through within weeks. The estimate will list the repair areas separately so you can see exactly what is being fixed and what is being sealed.
Work that pairs well with commercial lot sealcoating
01Driveway Sealcoating
Commercial grade sealer that blocks UV and water and brings a grey driveway back to black.
Learn more
02Crack Filling & Repair
Hot pour rubberized crack sealing that keeps rain out of your base, the cheapest repair you will ever buy.
Learn more
03Parking Lot Maintenance
Scheduled crack sealing, sealcoating, patching and striping plans that keep lots safe and budgets predictable.
Learn more
Want a straight answer on commercial lot sealcoating?
Call or text and we will come out, measure and put a fair price in writing.