Window cleaning in Manana West and Oak Shores for waterfront homes with docks.

What Manana West and Oak Shores are like

These two pockets are among the few places in the area with direct Lake Austin access. Homes have private docks, and they run from 1973 to 2013, so the age spread is wide. Prices go from about $900K to $3M. Some houses are older lake cabins that have been rebuilt, others are recent builds with big windows facing the water. There is no HOA listed, and the roads are not gated. Lots are often narrow and deep, with the house close to the shore and the drive running back toward the street.

Lake Austin stays at a steady level, so docks sit close to the same height year round, and the living area faces the water.

What waterfront windows deal with

Waterfront glass takes the hardest conditions. Lake spray, humid air and boat traffic leave a fine mineral film, and sunlight off the water means that film shows right away. If spots sit for years they can etch. Older homes from the 1970s and 1980s may have aluminum frames and glass with built up stains, which is where hard water removal at $10 per pane earns its fee. Pure water from our dual RO, 4 stage system with a DI resin tank has near 0 TDS and leaves no soap film behind.

Lakeside trees, birds and insects add webs, droppings and leaf litter on screens and decks. Pollen from cedar lands December to February, with live oak after that in March and April. Screens and tracks are each $5. Water fed poles reach up to three stories from the ground, so tall lake side walls are fine.

How we work these lots

Narrow lakefront lots mean tight access, so we ask by text where to park and how to reach the back. We clean the windows on the house from the ground, then screens and tracks, then interior by hand with drop cloths if you book inside and out. Decks and patios are cleaned by hand so they do not get soaked, and we ask before working anywhere near the dock or the water edge. Most homes have a mix of wood, stone and stucco, so we choose a soft wash for the delicate surfaces. We can usually start within a couple of weeks.

For a 3,000 sq ft home, exterior windows at $0.10 per sq ft come to about $300. Expect around two and a quarter to three hours outside and about an hour and a half inside, with a $200 minimum job.

Why Manana West and Oak Shores neighbors call CleanzATX

• Direct lake access means spray, glare and mineral film on every pane.
• Homes from 1973 to 2013 call for different care, from frames to glass.
• We ask before working near docks or the water edge.
• Narrow lots are fine: we plan access and carry gear in.

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